Nothing in this chapter shall relieve the owner or his agent, the developer, or the applicant for either a special exception permit or a site development plan approval from receiving a subdivision plan approval in accordance with the Borough Subdivision Ordinance (Chapter 180), if any.
[Amended 5-7-1984; 1-3-1995 by Ord. No. 1995-2]
In all cases where this chapter requires approval
of site development plans by the Commission, no building permit shall
be issued except upon authorization of and in conformity with the
plans approved by the Commission.
A.
Objectives. In considering and acting upon site development
plans the Commission shall take into consideration the public health,
safety and welfare, the comfort and convenience of the public in general
and of the residents of the immediate neighborhood in particular,
and may prescribe appropriate conditions and safeguards as may be
required in order that the result of its action may, to the maximum
extent possible, further the express intent of this chapter and the
accomplishment of the following objectives in particular:
(1)
Traffic access. That all proposed traffic access and
ways are adequate but not excessive in number; adequate in width,
grade, alignment and visibility; not located too near street corners
or other places of public assembly; and other similar safety considerations.
(2)
Circulation and parking. That adequate off-street
parking and loading spaces are provided to prevent parking in public
streets of vehicles of any person connected with or visiting the use
and that the interior circulation system is adequate to provide safe
accessibility to all required off-street parking lots.
(3)
Landscaping and screening. That all playground, parking
and service areas are reasonably screened all seasons of the year
from the view of adjacent residential lots and streets and that the
general landscaping of the site is in character with that generally
prevailing in the neighborhood. Existing trees over four inches in
diameter measured 4 1/2 feet above the average ground level shall
be retained to the maximum extent possible.
(4)
Illumination. The lighting from the installation of
outdoor flood or spot lighting and illuminated signs will be properly
shielded so that such lighting will not adversely affect any abutting
property or public street.
B.
Procedure.
(1)
Presubmission conference. Prior to the submission of a site development plan, the applicant shall meet in person with the Commission. The purpose of such conference shall be to discuss proposed uses or development in order to determine which of the site development plan elements listed in Subsection D shall be submitted to the Commission in order for said Commission to determine conformity with the provisions and intent of this chapter.
(2)
Submission to commission. Within three months following
the presubmission conference, the site development plan and any related
information shall be submitted to the Commission in four copies at
least 30 days prior to the Commission meeting at which approval is
requested. If not submitted within this three-month period another
presubmission compliance shall be required.
(3)
Referral to the County Planning and Zoning Commission. Should any site development plan constitute a subdivision or land development plan subject to the Subdivision and Land Development Ordinance (Chapter 180), the procedures in said ordinance concerning review of said plan by the County Planning Commission shall then be applicable.
(4)
Commission action. The Commission shall act to approve,
modify and approve, or disapprove any such site development plan within
60 days after the meeting at which approval is requested. Failure
to act within 60 days shall be deemed approval. Commission disapproval
shall include written findings upon any site development plan element
found contrary to the provisions or intent of this chapter.
(5)
Conditions and safeguards.
(6)
Amendments to a site development plan shall be acted
upon in the same manner as the approval of the original plan.
(7)
The Commission may require that site plan approval
be periodically reviewed.
C.
Effect of site development plan approval.
(1)
No building permit shall be issued for any structure
covered by this section until an approved site development plan or
approved amendment of any such plan has been secured by the applicant
from the Commission.
(2)
No certificate of occupancy will be issued for any
structure or use of land covered by this section unless the structure
is completed or the land is developed or used in accordance with an
approved site development plan or approved amendment of any such plan.
D.
Site development plan elements. The applicant shall
cause a site development plan map to be prepared by a civil engineer,
surveyor, land planner, architect, or other competent person. Site
development plan elements shall include those listed below which are
appropriate to the proposed development or use as indicated by the
Commission in the presubmission conference:
(1)
Legal data.
(a)
Lot, block and section number of the property
taken from the latest tax records.
(b)
Name and address of the owner of record.
(c)
Name and address of person, firm, or organization
preparing map.
(d)
Date, North point, and written and graphic scale.
(e)
Sufficient description of information to define
precisely the boundaries of the property. All distances shall be in
feet and hundredths of a foot. All angles shall be given to the nearest
10 seconds or closer. The error of closure shall not exceed one in
5,000.
(f)
The locations, names, and existing widths of
adjacent streets and curblines.
(g)
The locations and owners of all adjoining lands
as shown on the latest tax records.
(h)
Location, width, and purpose of all existing
and proposed easements, setbacks, reservations, and areas dedicated
to public use within or adjoining the property.
(i)
A complete outline of existing deed restrictions
or covenants applying to the property.
(j)
Existing zoning.
(2)
Natural features.
(a)
Existing contours with intervals of five feet
or less, referred to a datum satisfactory to the Commission.
(b)
Approximate boundaries of any area subject to
flooding or stormwater overflows.
(c)
Location of existing watercourses, marshes,
wooded areas, rock outcrops, isolated trees with a diameter of four
inches or more, measured 4 1/2 feet above the average ground
level, and other significant existing features.
(d)
Soil percolation test results as required by
the Commission.
(e)
Detailed soil survey map as required by the
Commission.
(3)
Existing structures and utilities on and within 200
feet of the site.
(a)
Location of uses and outlines of structures
drawn to scale.
(b)
Paved areas, sidewalks, and vehicular access.
(c)
Locations, dimensions, grades, and flow direction
of existing sewers, culverts, water lines as well as other underground
and aboveground utilities within and adjacent to the property.
(d)
Other existing development, including fences,
landscaping, and screening.
(4)
Proposed development.
(a)
The location of proposed buildings or structural
improvements.
(b)
The location and design of all uses not requiring
structures such as off-street parking and loading areas.
(c)
The location, direction, power and time of use
for any proposed outdoor lighting or public address systems.
(d)
The location and plans for any outdoor signs.
(e)
The location and arrangement of proposed means
of access and egress, including sidewalks, driveways, or other paved
areas. Profiles indicating grading and cross sections showing width
of roadway, location and width of sidewalks and location and size
of water and sewer lines.
(f)
Any proposed grading, screening, and other landscaping
including types and locations of proposed street trees.
(g)
The location of all proposed water lines, valves
and hydrants, and of all sewer lines and manholes or alternate means
of water supply and distribution and sewage disposal and treatment.
(h)
An outline of any proposed deed restrictions
or covenants.
(i)
Any contemplated public improvements on or adjoining
the property.
(j)
If the site development plan only indicates
a first stage, a supplementary plan shall indicate ultimate development.
(5)
Any other information deemed by the Commission necessary
to determine conformity of the site plan with the intent and regulations
of this chapter.
