A.
Application. The subdivider or applicant shall prepare
and submit to the Patterson Township Planning Commission by delivery
to the Patterson Township Secretary at least 15 days prior to the
regular monthly meeting of the Planning Commission copies of the preliminary
plans, in numbers as required by the Township, of the total land to
be ultimately developed. Upon receipt of the plan, the Board of Commissioners
shall forward eight copies to the Beaver County Planning Commission
for a review and report, together with a fee sufficient to cover the
costs of the review and report, which fee shall be paid by the applicant;
provided that the Township shall not approve such application until
the County report is received or until the expiration of 30 days from
the date the application was forwarded to the county.[1]
B.
Planning Commission review. The Planning Commission
shall review the plan submitted covering the requirements of this
chapter point by point and shall consult with the Township Engineer
and officials of any other department or authority that may be concerned.
C.
Planning Commission action. The Planning Commission
will notify the subdivider of the scheduled meeting, place, date,
time and agenda. Within 30 days of the scheduled meeting, the Planning
Commission shall submit written report to the Board of Commissioners
on the subdivision, recommending approval, conditional approval or
disapproval, each with reasons for the action.
D.
Action of Board of Commissioners. The Board of Commissioners
shall act on the preliminary plan within 30 days of receipt of the
Planning Commission report stating its approval, conditional approval
or disapproval, giving reasons for each, and shall notify the subdivider,
by certified or by registered mail, within 15 days of its decision,
disapproval or, if approved or conditionally approved, the authorization
to submit a final plan.[2]
E.
Nature of approval. Approval of a preliminary plan
shall not constitute approval of a final plan but rather an expression
of approval of the layout submitted on the preliminary plan as a guide
to the preparation of the final plan.
All applications for preliminary plan approval
shall include but not be limited to the following information:
A.
All plans shall be prepared by a professional land
surveyor and shall also contain the certification of a professional
engineer where the provisions of this chapter require services that
may only be rendered by a professional engineer. All applicants should
refer to the Professional Engineers Registration Law, 63 P.S. 148
et seq., as amended, for further information in this regard.
B.
The preliminary plan shall be drawn at a scale of
at least one inch equals 100 feet.
C.
Zoning classification of the land.
D.
Location map.
E.
The plan shall show or be accompanied by the following:
(1)
A draft of protective covenants, if any.
(2)
A title to include:
(a)
The name by which the subdivision will be recorded.
(b)
The location by municipality, county and state.
(c)
The names and addresses of the owner or owners.
(d)
The name of the registered professional engineer
and/or registered professional land surveyor who surveyed the property
and prepared the plan.
(e)
North point, date and graphic scale.
(3)
Tract boundaries with bearings, distances and area
in acres to the nearest hundredths.
(4)
Existing easements, their location, width and distance.
(5)
Tract closures with an allowable error of not greater
than 1 to 10,000.
(6)
Contours at vertical intervals of two feet for land
areas with slope of five percent or less and at five-foot intervals
for land areas with a slope of greater than 5%. Contour lines must
extend 100 feet on all sides.
(7)
Datum to which contour elevations refer.
(8)
Bench marks.
(9)
Existing physical features to include:
(a)
Watercourses, culverts, bridges and drains.
(b)
Buildings, sewers, water mains and fire hydrants.
(c)
Streets and alleys on or adjacent to the tract,
including name, right-of-way widths and cartway widths.
(d)
Telephone conduit line, electric power transmission
lines, petroleum product lines and other significant man-made features.
(10)
Proposed improvements shall include (in scale
dimensions):
(a)
The location name and width of all proposed
streets and alleys and paved cartway widths.
(b)
All rights-of-way and easements.
(c)
Lot lines.
(d)
Building lines.
(e)
Reservations of ground for public use.
(f)
A general drainage plan for stormwater to include
proposed flow of stormwater in relation to natural channels.
(g)
A plan of the proposed water distribution system
or a plan showing the location of individual wells.
(i)
The proposed land use of the improvements.
(j)
The names and addresses of abutting property
owners.
(k)
Where the preliminary plan covers only a part
of the subdivider's entire holding, a sketch shall be submitted of
the prospective street layout of the remainder of the land.
F.
The subdivider shall provide such additional information
as may be required by the Planning Commission, Board of Commissioners,
Zoning Officer or Township Engineer or other Township agency or organization
in order to more fully evaluate the proposed subdivision and its effect
on adjacent property or the Township as a whole. Such information
may include:
(1)
Street profiles showing existing ground elevations
and proposed center line street grades.
(2)
The subsurface condition of the tract.
(3)
Typical cross sections of roadways and sidewalks.
(4)
Sizes of water pipes and location of valves and fire
hydrants.
(5)
Location of manholes, invert elevations, grades and
sizes of sanitary sewers.
(6)
If the proposed subdivision is located in a designated
floodplain, base flood elevation data shall be contained in the plan.
