A.
Preliminary plats, and all required supplementary data, for all proposed
subdivisions and land developments shall be submitted to the head
of Borough Engineering Services.
B.
Official submission of a preliminary plat to the head of Borough
Engineering Services shall comprise submitting the following information
no less than 30 days prior to a regularly scheduled Planning Commission
meeting:
(1)
Submission of one copy of a completed preliminary subdivision or
land development application, and the appropriate submission fee.
(2)
Submission of 15 paper prints of the preliminary plat, which shall fully comply with provisions of this chapter as set forth in § 250-13.
(4)
The head of Borough Engineering Services shall retain one copy of
the application, one plat print and one copy of the supplemental information.
He shall then submit one copy of the application, four plat prints
and one copy of the supplemental information to the Franklin County
Planning Commission, and one copy of the application, one plat print
and one copy of the supplemental information to each of the members
of the Borough Planning Commission, each Councilman, the Zoning Enforcement
Officer and the Borough Solicitor for recommendations as to changes,
alterations and modifications.
(5)
Additional prints of the preliminary plat shall be submitted to the
respective agencies in each of the following circumstances:
(a)
Whenever the property being subdivided or developed abuts a
State Legislative Route, one print of the preliminary plat shall be
submitted to the Pennsylvania Department of Transportation.
(b)
Whenever a proposed subdivision or land development is located
in more than one municipality or located adjacent to another municipality,
one print of the preliminary plat shall be submitted for each municipality.
(c)
Whenever required, one print shall be submitted to utility companies,
Soil Conservation District and/or Pennsylvania Department of Environmental
Protection.
A.
Review of the preliminary plat by the County Planning Commission
shall proceed as follows:
(1)
Within 30 days of the date of forwarding of the plat to the county,
the County Planning Commission shall review the preliminary plat and
shall recommend such written changes and modifications as it may deem
necessary or advisable in the public interest to the head of Borough
Engineering Services, Borough Planning Commission and the developer's
engineer, surveyor, landscape architect, or planner.
B.
Review of the preliminary plat shall proceed as follows:
(1)
When a preliminary plat has been officially submitted to the head
of Borough Engineering Services, such plat will be placed on the agenda
of the Planning Commission for review at its next regular monthly
meeting, provided that such official submission has occurred no less
than 30 calendar days prior to such regular meeting. The Planning
Commission may hold a public hearing on the preliminary plat pursuant
to public notice.
(2)
The Borough Planning Commission shall review the preliminary plat
at one or more regularly scheduled or special meetings.
(3)
During review of the preliminary plat, the Planning Commission shall
consider the report of the head of Borough Engineering Services, the
Borough Zoning Officer and the County Planning Commission when making
its recommendation.
(4)
Within 15 days after the meeting(s) at which the preliminary plat
is last reviewed by the Planning Commission, the recommendation of
the Planning Commission regarding the plat shall be forwarded to the
developer or his agent, the Borough Council, the head of Borough Engineering
Services and County Planning Commission.
(5)
The Planning Commission shall recommend to Borough Council, in writing,
that the preliminary plat be approved, conditionally approved or disapproved.
The findings and reasons upon which action is based shall be included
in the written recommendations.
(6)
No official action shall be taken by the Borough Council with respect
to a preliminary plat until the Borough has received the written report
of the County Planning Commission, provided the report is received
within 30 days from the date the preliminary plat was forwarded to
the County Planning Commission for review.
(7)
Before acting on a preliminary plat, the Borough Council may hold
a public hearing thereon after public notice.
(8)
The decision of the Borough Council regarding the preliminary plat
shall be in writing and shall be communicated to the applicant personally
or mailed to him at his last known address not later than 15 days
following the decision.
(9)
The Borough Council shall render its decision and communicate it
to the applicant not later than 90 days following the date of the
regular meeting of the Borough Planning Commission next following
the date the application is filed, provided that should the said next
regular meeting occur more than 30 days following the filing of the
application, the said ninety-day period shall be measured from the
30th day following the day the application has been filed. The applicant
may grant an extension of time to the Borough. Failure of the Borough
Council to render a decision and communicate it to the applicant within
the time and in the manner required herein shall be deemed an approval
of the application in terms as presented unless the applicant has
agreed, in writing, to an extension of time.
(10)
When the application is not approved in terms as filed, the
decision shall specify the defects found in the application and describe
the requirements which have not been met and shall, in each case,
cite the relevant provision.
(11)
Borough Council may approve a preliminary plat subject to conditions
acceptable to the applicant, provided that the applicant indicates
his written acceptance of those conditions to the Borough Council
within 10 days of the date of the written notification from the Borough
Council.
(12)
If the preliminary plat proposes a staging plan calling for
the submission of the final plat in sections, the boundaries of the
sections as well as the order and timing of submittal of the final
plats therefor shall be subject to the approval of Borough Council.
In approving a staging plan, Borough Council, in its discretion, may:
(a)
Impose conditions to the development of any single stage, phase
or section which shall be complied with prior to the commencement
of the next or any subsequent stage, phase or section of the subdivision
or land development; and
(b)
Impose conditions which shall be met by the applicant within
a time period specified by Borough Council, said time period to commence
after the completion of any stage, phase or section if development
of the subsequent stage, phase or section during which such conditions
were to be met is not commenced within said time period; and
(c)
Impose conditions which must be met within a time period specified
by Borough Council in the event of a subsequent change in the use
of the buildings constructed within the subdivision or land development;
and
(d)
Require any or all conditions imposed by the Borough Council
to be set forth and included on the final or recorded plat pertaining
to any or all stages, phases or sections of the subdivision or land
development prior to the recording of any such final or recorded plat.
(13)
The approval of a preliminary plat does not authorize the recording
of a subdivision or land development plat nor the sale, lease or transfer
of lots, nor the construction of dwellings or other buildings.
The preliminary plat of a subdivision or land development shall be at a scale of one inch equals 50 feet or larger. It shall be designed in accordance with the provisions of Article VII and in strict accord with modern and accepted planning techniques. It shall show or be accompanied by sufficient information to establish the design arrangement and dimensions of streets, lots, and other planned features as to form, size and location. This information shall form the basis of the general terms and conditions upon which any conditional approval may be granted and shall include:
A.
A key map showing the entire subdivision or land development and
its relation to surrounding areas and streets.
B.
The tract name, plat status, date, graphic and written scales, North
point and the following names and facts:
C.
Acreage of the tract to be subdivided or developed to the nearest
tenth of an acre. Zoning districts, including boundaries and applicable
area, yard and height requirements and table indicating compliance
with the regulations.
D.
The names of owners of all abutting unplatted land and the names
of all abutting subdivisions.
E.
Contours at vertical intervals of two feet on land with an average
natural slope of 4% or less, and five feet on land with an average
natural slope exceeding 4%. Location and elevation of datum used.
F.
The location of existing property lines, streets, buildings, watercourses,
railroads, bridges, culverts, drain pipes and any natural features
such as wooded areas, alluvial soils, rock formations, wetlands, one-hundred-year
floodplains and one-hundred-year flood elevations and slopes exceeding
10%.
G.
A copy of any protective covenants or deed restrictions applying
to the land being subdivided or developed.
H.
A full plan of development showing location of all proposed streets,
roads, alleys, utility easements, parks, playgrounds, and other public
areas; suggested street names, proposed building setback lines for
each street, proposed lot lines and approximate dimensions and areas
of lots, lot numbers in consecutive order, and all streets and other
areas designed for apartment facility, public use or proposed to be
dedicated or reserved for future public use together with the conditions
of such dedications or reservations.
I.
Profiles showing existing ground surface and proposed street grades,
including extensions for a reasonable distance beyond the limits of
the proposed subdivision, typical cross sections of the proposed grading,
roadway, curb and sidewalk, preliminary plans of proposed water lines,
fire hydrants, sanitary and stormwater sewers with grades and sizes
indicated, stormwater calculations, drainage swales with profiles
and cross sections, traffic control devices, clear sight triangles
at street intersections.
J.
Where the preliminary plat submitted covers only a part of the subdivider's
entire holding, a sketch of the prospective street system of the unsubmitted
part shall be furnished and the street system of the submitted part
will be considered in the light of adjustments and connections with
future streets in the part not submitted.
K.
The preliminary plat shall be accompanied by an approved application
for water and/or sewer main extensions.
L.
Borough Council may require a Traffic Study Impact Report to be completed as per § 250-20R. The Traffic Study Impact Report shall be prepared by a registered professional engineer, licensed in Pennsylvania, with sufficient, documented prior traffic study experience to qualify him or her to perform the study and render any opinions and recommendations set forth therein. Any Traffic Study Impact Report submitted to the Borough shall be certified as correct by the preparer. The purpose of said Traffic Study Impact Report is to identify traffic and transportation problems associated with the adequacy of the existing transportation network and facilities to provide access to, from and through the site in light of the character and volume of traffic expected to be generated by the proposed subdivision and/or land development. The study shall delineate solutions to such problems and include the prescription of improvements to be provided by or at the expense of the applicant.
M.
In the case of land development plans, the following additional information
shall be shown:
(1)
The location and use of all buildings.
(2)
Location and grade of all parking areas and access drives, the size
and number of parking spaces, and the width of aisles and access drives.
(3)
The location, number, and dimensions of off street loading areas.
(4)
Provisions for landscaping of the tract.
(5)
Provisions for lighting of the tract.
(6)
Provisions for traffic control.
(7)
The location of refuse collection areas.
(8)
Schematic architectural drawings of proposed buildings.
N.
In the case of a plat intended to be submitted in phases at final
plat stage, a proposed phasing plan.
