Haverford Township requires the submission of
the following for any subdivision and/or any land development unless
noted below:
A.
Sketch plan: a sketch plan or map of any land being
considered for zoning change approval by the Board of Commissioners,
including all supplementary data needed to assess possible impact
of the proposed change. Sketch plans must be prepared by a registered
professional engineer, land surveyor or architect and shall include
a location map (or key map), existing improvements and a full zoning
data column.
B.
Preliminary plan: a preliminary map or plan of subdivision or land development as defined in § 160-2. Preliminary plans are not required for a proposed subdivision or land development involving not more than three dwelling units where no change to existing or proposed new public improvements is provided.
A.
Procedures. There are two stages in the procedure for approval of subdivision and land development plans. These stages are necessary to enable the Planning Commission and the Board of Commissioners to have adequate opportunity to review the submission and to ensure that their formal recommendations are incorporated in the final plans. The separate stages of approval include the submission of a preliminary plan and a final plan. These plans differ in their purpose and level of detail. Submission requirements for each of the three stages are described in § 160-3.
B.
The review process for preliminary or final plans
shall include no more than 90 days, starting from the date of the
regular meeting of the Planning Commission next following the date
the application is accepted by the Township's Zoning Officer or 30
days following the date the application is accepted by the Township
Zoning Officer, whichever comes first. The applicant shall be notified
of the decision of the Board of Commissioners in writing within 15
days following the decision.
C.
The submission of amended or revised plans, whether
in the form of a sketch, preliminary or final plan, shall constitute
a new application, and the review periods specified above shall begin
upon the date of resubmission of the amended or revised plans.
D.
Sketch plan.
(1)
Procedures. The applicant/developer shall submit to the Township Zoning Officer an application for review of the preliminary subdivision plan or preliminary land development plan together with such copies of the plan as may be required by resolution of the Board of Commissioners and required fees. The applicant/developer shall also submit plans and studies in accordance with Chapter 78. Upon receipt by the Township Zoning Officer, the entire application shall be reviewed for completeness of submission. If the submission is complete in all respects, the Zoning Office shall issue a dated receipt for the preliminary plan to the applicant/developer with copies of the dated receipt immediately forwarded to the Township Manager. After acceptance of the preliminary plan, the Zoning Officer shall promptly forward copies of the plan, and any attachments thereto, to those individuals, commissions, boards, departments, authorities and agencies as may be designated by the Board of Commissioners.
[Amended 2-15-2005 by Ord. No. 2439]
(2)
Review by Township Engineer. The Township Engineer
shall review said plan, including all engineering considerations therein,
and shall prepare a report addressed to the Planning Commission and
forward to the Zoning Office.
(3)
Review by County and Township Planning Commissions.
(a)
The Township Planning Commission shall, at a
regularly scheduled meeting, place the sketch plan upon its agenda
for review and subsequent reviews if additional time is necessary.
During its review, the Township Planning Commission may at its option
refer special technical or legal questions to the Township Solicitor,
Township Engineer or Township Zoning Officer for advice on such matters.
The applicant/developer is encouraged to attend any public meeting
of the Planning Commission during which the sketch plan is to be reviewed.
The Township Planning Commission shall prepare and submit, in writing,
within 30 days of its receipt of a copy of the application for review
of the sketch plan, to the applicant its review and recommendations
for the sketch plan in consideration of sound planning practices and
any reports, engineering data, technical or legal information received.
(b)
Copies of the application for review of the
sketch plan together with the plan shall be filed by the applicant/developer
or Zoning Officer in the office of the County Planning Commission.
The County Planning Commission may prepare and submit, in writing,
to the Township Planning Commission and Township Engineer its review
and recommendations of the sketch plan in consideration of sound planning
practices and any reports, engineering data, technical or legal information
received.
(4)
The applicant/developer shall pay a fee plus an escrow
deposit to the Township of Haverford to reimburse the Township for
any costs incurred in reviewing a sketch plan. Said fee and escrow
deposit shall be set by resolution of the Board of Commissioners and
paid at the time a sketch plan is filed with the Township Zoning Officer.
It is further understood that the applicant/developer is responsible
for any and all costs exceeding the initial escrow deposit incurred
by the Township in reviewing a sketch plan.
E.
Preliminary plans.
(1)
Procedures. The applicant/developer shall submit to
the Township Zoning Officer an application for review of the preliminary
subdivision plan or preliminary land development plan together with
such copies of the plan as may be required by resolution of the Board
of Commissioners and required fees. Upon receipt by the Township Zoning
Officer, the entire application shall be reviewed for completeness
of submission. If the submission is complete in all respects, the
Zoning Office shall issue a dated receipt for the preliminary plan
to the applicant/developer with copies of the dated receipt immediately
forwarded to the Township Manager. After acceptance of the preliminary
plan, the Zoning Officer shall promptly forward copies of the plan,
and any attachments thereto, to those individuals, commissions, boards,
departments, authorities and agencies as may be designated by the
Board of Commissioners.
(2)
Review of preliminary plan by the Township Engineer.
The Township Engineer shall review said plan, including all engineering
considerations therein, and shall prepare a report addressed to the
Township Planning Commission and Board of Commissioners with such
findings.
(3)
Review by County and Township Planning Commissions.
(a)
The Township Planning Commission shall, at its
first available regularly scheduled meeting, place the preliminary
plan upon its agenda for review or for subsequent review if additional
time is necessary. In the review and analysis of the preliminary plan,
the Township Planning Commission may, at its option, refer special
technical or legal questions to the Township Solicitor, Township Engineer
or Township Zoning Officer for advice on such matter. The applicant/developer
shall attend any public meeting of the Planning Commission during
which the preliminary plan is to be reviewed. The Township Planning
Commission shall prepare and submit, in writing, within 30 days of
its receipt of a copy of the application for review of the preliminary
plan, to the Board of Commissioners its review and recommendations
in consideration of the requirements of this chapter and any reports,
engineering data, technical or legal information received.
(b)
Copies of the application for review of the
preliminary plan, together with copies of the plan and any required
fees, shall be submitted to the Delaware County Planning Commission
immediately after acceptance of the preliminary plan by the Zoning
Officer for filing. The County Planning Commission shall prepare and
submit, in writing, to the Board of Commissioners its review and recommendations
for the preliminary plan in consideration of the requirements of this
chapter and any reports, engineering data, technical or legal information
received within 45 days from the date of its original receipt of the
aforesaid application for review of the preliminary plan.
(4)
Review and action by the Township Board of Commissioners.
The Township Board of Commissioners shall schedule the preliminary
plan of the agenda of a public meeting. The Board of Commissioners
shall render its decision and communicate this decision to the applicant/developer
not later than 90 days following the date of the regular meeting of
the Township Planning Commission next following the date the application
is filed, provided that should said next regular meeting occur more
than 30 days following the filing of the application, said ninety-day
period shall be measured from the 30th day following the day the application
has been filed. Extensions of said ninety-day period may be approved
by the Board of Commissioners if they have been agreed to in writing
by the applicant/developer.
(a)
The Board of Township Commissioners shall make
all final decisions regarding approval, disapproval or conditional
approval of a preliminary plan. In its evaluations, the Board of Commissioners
shall give consideration to this chapter, to the Township Planning
Commission report, the Delaware County Planning Commission report,
the Township Engineer's report and any other pertinent data related
thereto.
(b)
The decision of the Board of Commissioners shall
be in writing and shall be delivered to the applicant/developer personally
or by certified mail to him at his last known address not later that
15 days following the decision.
(c)
If and 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 provisions of the statute or
ordinance relied upon.
(d)
If the preliminary plan is approved or is approved
with conditions, the written approval shall notify the applicant/developer
of any conditions of approval and that he may submit a final subdivision
plan or final land development plan to the Township.
(5)
Preliminary plan submission requirements for major
subdivision and land development plans. Each preliminary plan shall
show the following or be accompanied by such supplementary information:
(a)
The name and address of the applicant/developer
and the name and address of the legal owner; the proposed legal name
of the major subdivision as it is to be recorded or the proposed name
of the land development; and the name and address of the registered
professional engineer, land surveyor or registered architect responsible
for preparation of the plan.
(b)
A location map or key map showing the location
of the site or portion of the site to be subdivided or developed,
all property lines, streets, roads and other subdivisions or land
development within 2,000 feet of all boundaries of the site, zoning
within such area and watercourses.
(c)
A full data column, which shall include exact
acreage of the site; acreage of the site by zoning district; front
yard, side yard, rear yard, lot width and minimum lot area requirements;
building coverage and impervious coverage of each lot and standards
proposed; dwelling units by type permitted under zoning and proposed
dwelling units by type; permitted density and proposed density by
type of dwelling unit; combined overall dwelling unit density for
the site; area for easements, streets and open space (by type, i.e.,
public or private); proposed square footage or area of nonresidential
uses; and required and proposed off-street parking and loading spaces
for intended uses. When the applicant is requesting a waiver of plan
requirements, waiver of facilities, waiver of design standards or
any waiver which does not require a variance from the Zoning Hearing
Board, a written request shall accompany the plans submission. The
request shall cite the section or sections of this chapter to be modified,
the extent of modification and the reasons for the modification.
(d)
The proposed method of providing public or private
water supply and sanitary sewage disposal methods.
(e)
Existing physical or other features, including
but not limited to:
[1]
A physical survey of the parcel to be subdivided
or developed showing all courses in degrees, minutes and seconds,
distances to hundredths of a foot, physical area, monuments, existing
easements and rights-of-way.
[2]
Contours of the entire tract at not less than
two-foot intervals based on United States Coast and Geodetic Survey
datum; soil classifications; percent of land slope; limitations of
soil type, including load-bearing capacity, drainage and plant growth;
and hydrological classifications, as set forth in the Soil Conservation
Service Engineering Field Manual.
[3]
The location, names and widths of streets, curbs
and pavement (public or private), all property lines and names of
owners of tracts or parcels located within 200 feet of the site.
[4]
All storm drainage, sanitary sewer and public
water supply lines or facilities within 400 feet of the site and ownership
or maintenance responsibilities for the same.
[5]
All existing buildings or outbuildings, scenic and/or historic points and natural features to remain or to be removed; floodplain, steep slopes, wetlands, tree stands, ponds or water bodies, watercourses and direction of flow; and the location of the one-hundred-year flood line as determined under the provisions of the Zoning Chapter (Chapter 182).
(f)
The preliminary plan sheets shall be drawn to
an appropriate engineering scale so that maximum sheet size should
not exceed 40 inches x 54 inches. All sheets submitted shall be consecutively
numbered and shall be of the same size, where possible. Appropriate
sheets shall contain required signature blocks. All sheets shall show
the scale, date prepared, North point, appropriate legends by symbols
or words, any notes explaining features of the sheet or plan and appropriate
blocks for revisions to each such sheet.
(g)
The proposed layout of the major subdivision
or land development area, including, where appropriate for either:
[1]
The layout of streets, including width of the
streets, alleys and crosswalks, and soils data.
[2]
The layout and proposed dimensions of lots.
[3]
The arrangement of buildings, fire zones and
parking/loading areas in commercial and multifamily developments with
all necessary dimensions.
[4]
A plan for the surface drainage of the tract
to be subdivided shall be provided, including stormwater drainage
facility calculation. A plan to control erosion during and after the
construction period shall be required as provided in this chapter.
[5]
Tentative typical cross-sections and center-line
profiles shall be provided for each proposed street shown on the preliminary
plan. These plans may be submitted as separate sheets.
[6]
Lots for which other than a residential use
is intended shall be indicated.
[7]
A plan of proposed planting shall be provided
showing the locations of street trees and the landscape treatment
for entrances, for areas of abutting property and required buffer
strips.
[8]
For subdivisions, the total area, number of
lots, lot area for each lot and length of proposed streets shall be
noted on the plan, and each residential and nonresidential lot shall
be numbered.
[9]
Building setback lines established by zoning
or other ordinances.
[10]
Rights-of-way and/or easements proposed to be
created for all drainage purposes, utilities, access or other reasons.
[11]
Where the preliminary plan covers only a part
of the applicant's entire holding, a sketch shall be submitted of
the prospective street layout for the remainder.
[12]
Details of proposed ingress and egress at points
of intersection with existing Township or state roads, including a
notation on the plan showing the horizontal sight distance available
at each such intersection for vehicles leaving the site.
[13]
Proposed lighting at identified external intersections
and interior lighting plans for internal parking areas.
[14]
The open space requirements for all subdivision
and land developments as contained in the Zoning Chapter shall be
reflected on any preliminary plan submitted to the Township.
[15]
Description of what facilities are to be dedicated
to the Township (easements, roads, sewers and rights-of-way).
[16]
Any other information the Board of Commissioners,
Planning Commission or Township Engineer may require to properly review
the subdivision.
(h)
Additional information required for cluster
design subdivisions shall be as follows:
[1]
A clear designation of the amount and type of
open space (public/private), including the open space ratio, shall
be shown in the data column.
[2]
All impervious surface areas shall be calculated
and/or shown on the plan, including the impervious surface ratio and
percentage of building coverage.
(i)
Subdivisions involving more than 10 dwelling
units or any land development plan involving commercial or industrial
uses shall include a traffic impact study prepared by a qualified
traffic engineer, which study shall be prepared and submitted simultaneously
with the preliminary plan.
[1]
The traffic impact study shall include a description
of all proposed internal and existing external vehicular and pedestrian
circulation, proposed ingress and egress locations, internal roadway
and right-of-way widths, parking conditions, traffic channelization
and any traffic signals or other intersection control devices within
the site. The design shall provide bus shelter and sign locations
where appropriate.
[2]
Major intersections within a one-mile radius
of the site shall be identified and sketched.
[3]
Adjacent roadways within a one-half-mile radius
shall be included in the study area, including cartway widths and
turning lanes; existing volumes of average daily traffic, peak highway
hour(s) traffic and peak development-generated hour(s) traffic shall
be measured and documented for all roadways and intersections in the
study area using Delaware Valley Regional Planning Commission rates.
[4]
Levels of service described in the current Highway
Capacity Manual shall be utilized to indicate how well traffic moves
through intersections or on highways within the above study area.
The study shall project level of service in five years or completion
of project. There are six levels of service ranging from A through
F, level of service A indicating free movement and level of service
F indicating congestion. A level of service C shall be considered
the design level of service, representing stable traffic flow and
relatively satisfactory travel speed. Roadways and/or intersections
showing a level of service below C shall be considered deficient and
specific recommendations for the elimination of these problems shall
be listed. Recommended improvements for roadway, signalization, signal
timing or transit shall include, for each improvement, the approximate
cost of improvements.
[5]
The Planning Commission shall, after review
by the Township Engineer, accept or reject the traffic impact study
or may request such additional documentation or further study as may
be needed to determine the impact of the proposal on existing levels
of service. When a proposal is deemed too traffic intense for the
site, the Planning Commissions shall recommend specific improvements,
redesign for an appropriate intensity or rejection of the proposal.
(6)
The
applicant/developer shall pay a fee as fixed by resolution of the
Board of Commissioners and an escrow deposit, payable to the Township
of Haverford. Escrow funds shall be used to reimburse the Township
for any costs incurred in reviewing a preliminary plan. Said fee and
escrow deposit shall be paid at the time a preliminary plan is filed
with the Township Zoning Officer. It is further understood that the
applicant/developer is responsible for any and all costs exceeding
the initial escrow deposit incurred by the Township in reviewing a
preliminary plan. The applicant/developer shall be responsible for
review, application or permit fees of any agency responsible for plan
review as provided by this chapter.
[Amended 7-11-2011 by Ord. No. 2628]
(7)
After
submitting the preliminary plan, the applicant shall be responsible
for notifying all property owners within 200 feet of the boundaries
of the subject lot that a preliminary plan proposed for the subject
lot has been filed, no less than 10 days prior to the first Planning
Commission meeting for which the plan has been scheduled for review.
[Added 7-11-2011 by Ord. No. 2635]
(8)
Notice
shall be made by certified mail, return receipt requested, or by other
proof of notification satisfactory to the Township. Proof of such
notification shall be presented to the Planning Commission at the
first meeting for which the plan has been scheduled for review.
[Added 7-11-2011 by Ord. No. 2635]
F.
Final plan procedures and requirements for major subdivision
and land development plans.
(1)
Procedures. The procedures, reviews and fees of final plans shall be identical to those outlined in Subsection E, except as follows:
(a)
Any changes, conditions or modifications noted
at the time of preliminary plan approval shall be incorporated on
the final plan.
(b)
In addition to the copies of prints therein
required, the applicant/developer shall supply, upon request, two
linen/Mylar originals of the final plan.
(c)
In accordance with the provisions of Section
509 of the Municipalities Planning Code,[1] a final plan shall not be signed or recorded by the Board
of Commissioners until the developer has entered into a development
agreement with the Township in a form approved by the Township Solicitor
and the security acceptable to the Township in an amount equal to
110% of the estimated costs of all improvements shown on the plan
or portion thereof has been approved. The Township Solicitor shall
review and advise the Board as to the acceptability of such security.
The Township Engineer shall be responsible for preparing cost estimates
for all improvements required in the final plan or portion thereof
being approved, based upon the quantities and items of construction
supplied by the applicant's engineer.
[1]
Editor's Note: See 53 P.S. § 10509.
(2)
Final plan submission requirements for subdivisions
or land developments involving 10 or more dwelling units or any nonresidential
use shall include the following additional information:
(a)
Construction and improvement drawings in final
detail for drainage, street construction, grading, landscaping, lighting
(where required by the Planning Commission), erosion control, water
supply and fire hydrants, sanitary sewers and appurtenances shall
be incorporated in the final plan submission. Plans, profiles and
cross sections shall be included.
(b)
Evidence of approval of the stormwater management
plan, sedimentation and erosion control plans and the required permits,
as received from the Pennsylvania Department of Environmental Resources
or the Delaware County Soil Conservation District, shall be submitted
to the Township before building permits will be issued. In the event
that there is any required change, by the Department of Environmental
Resources, of said plans, the Township Engineer shall be so notified,
in writing, and a complete resubmission of the final plan shall be
required.
(c)
Common ground maintenance or open space maintenance
agreements and agreements related to any nonprofit association shall
be submitted to and approved by the Township Solicitor as a condition
of final plan approval.
(3)
Fees and escrow deposits as provided by Subsection
E(5)(i)[6] for review and processing of preliminary plans shall be
paid upon submission of any final plan.
G.
Minor subdivision procedures and submission requirements.
Where the preliminary plan covers only a part of the subdivider's
entire holding, suitable access and street openings for future development
shall be provided. Appropriate notations shall be inserted in every
deed and on every record plan, either directly or by reference.
(1)
Simplified procedures for minor subdivisions. Where the proposed land development or subdivision involves not more than four dwelling units and no change to existing or proposed new public improvements is provided, the need for preliminary plan approval is waived under § 160-3B, and said plan shall be deemed a minor subdivision. The applicant/developer shall also submit plans and studies in accordance with Chapter 78. Approval, conditional approval or denial of approval by the Board of Commissioners for any minor subdivision plan shall be identical to procedures outlined in Subsection E(1) through (5). The record plan shall contain all changes, modifications, notations and agreements required by the Township Board of Commissioners at the time of plan approval. In addition, the certificates and signatures required for recording shall be shown on the final plan. The final plan shall be processed in an identical manner as required in Subsections F(1) and H(1) for final and record plans.
[Amended 2-15-2005 by Ord. No. 2439]
(2)
Simplified submission requirements for minor subdivisions.
Each minor subdivision, as defined, shall contain the following:
(a)
The name and address of the owner and the registered
professional engineer or surveyor responsible for the plan; a key
map showing location; and existing zoning.
(b)
A physical survey of the portion of the tract
being subdivided with courses in degrees, minutes and seconds and
distances to hundredths of a foot and showing any easements, curblines
or rights-of-way and the abutting street or road; and two-foot contour
intervals and North point.
(c)
Existing buildings to remain or to be removed;
tree stands, ponds, water bodies and (if applicable) the floodplain
or flood hazard line; and soils data for the parcel.
(d)
The proposed division of land, building setback
lines, acreage of the lot(s) and proposed easements for access, drainage
or other purposes.
(e)
Proposed driveway locations, if any, and proposed
new curblines.
(f)
Prior lots approved under minor subdivision
procedures.
(3)
The applicant/developer of a minor subdivision plan
shall pay a fee as fixed by resolution of the Board of Commissioners
and an escrow deposit payable to the Township of Haverford at the
time the plan is submitted. It is further understood that the applicant/developer
is responsible for any and all costs exceeding the initial escrow
deposit incurred by the Township in reviewing the minor subdivision
plan. The applicant/developer shall be responsible for review, application
or permit fees of any agency responsible for plan review as provided
by this chapter.
H.
Record plan.
(1)
The record plan shall be a clear and legible black
line print or original on white linen with three paper prints, no
larger than 24 inches x 34 inches, and being an exact duplicate of
the approved final plan. The record plan shall show:
(a)
The seals and signature of the professional
who prepared the plan.
(b)
Corporate seals, where required.
(c)
Notarized statement of the owner's intent.
(d)
Certification of ownership and desire to record
the plan.
(e)
The required signatures of Township Commissioners,
Township Planning Commission and Township Engineer and the County
Planning Commission.
(f)
The Haverford Township resolution number and
Seal.
(g)
Such additional certifications as may be required
for offers of dedication, guaranties and warranties.
(2)
The record plan shall be filed by the applicant/developer
in the office of the Recorder of Deeds of Delaware County within 90
days from the date of approval.
I.
As-built drawings. Prior to the final release of any guaranty required by Article IV, the owner shall furnish to the Township complete as-built drawings of all improvements constructed within any subdivision or land development showing the precise locations and details of all such improvements required by this chapter and noting what facilities are to be dedicated to the Township or as required by the Board of Commissioners at the time of final plan approval. The Township Engineer shall approve such as-built plans prior to acceptance by the Township.
J.
Condominiums.
(1)
General. In addition to all other requirements set
forth in this chapter and not in conflict with the requirements of
this Article or the Pennsylvania Uniform Condominium Act, a declaration
of condominium and plats and plans for any proposed condominium, whether
to be created by new construction or by conversion of existing structures,
shall be reviewed by the Haverford Township Planning Commission in
accordance with the requirements set forth in this Article prior to
submission of any such documents for recording to the Recorder of
Deeds of Delaware County. It is the purpose of this Article to ensure
that all condominiums comply with the provisions of the Haverford
Township Code relating to subdivision and land development. While
recognizing that under the Pennsylvania Uniform Condominium Act the
creation of a condominium does not, in and of itself, constitute a
subdivision or land development, the Township of Haverford also recognizes
that the creation of a condominium may be a subdivision or land development.
By requiring submission of condominium declarations and plats and
plans, the Township of Haverford will ensure compliance with its subdivision
and land development regulations.
(2)
Declaration.
(a)
Submission. Three copies of the declaration
shall be submitted to the Township, accompanied by an application
for consideration.
(b)
The Planning Commission will review the declaration
to determine whether the condominium constitutes a subdivision or
land development. After the declaration has been reviewed, the applicant
will be informed, in writing, of the Department's opinion.
(3)
Plans.
(a)
Submission. Three copies of the plans, 24 inches
x 36 inches, as specified by the Recorder of Deeds of Delaware County,
shall be submitted to the Township Planning Commission with eight
paper prints, accompanied by the application for consideration.
(b)
The Planning Commission will review the plans
to determine whether the condominium constitutes a subdivision or
land development, in which case the applicant will be advised to submit
an application for approval of the Board of Commissioners and to follow
the procedure outlined in this Article. If it is determined that the
condominium does not constitute a subdivision or land development,
the applicant will be so informed, in writing, and the submission
shall be forwarded to the Delaware County Planning Commission, with
three paper copies thereof returned to the Township after its approval.
(4)
Condominium development agreements. The owners and/or
developers of property to be developed with condominiums or the owners
of existing structures to be converted to condominiums in compliance
with this chapter shall enter into a condominium development agreement
with the Township. Said agreement shall be reviewed by the Township
Solicitor, who shall approve or reject the condominium agreement after
consideration of the following:
