The following procedures and requirements shall apply to minor subdivisions only. (See Article
VI, Terminology.) All other subdivisions, regardless of the total number of lots involved, shall be processed as major subdivisions according to the procedures and requirements specified in §§
183-13 through
183-18 of this chapter. Minor subdivisions shall not be subject to these particular requirements, but shall comply with the remainder of this chapter.
A. Application requirements. Any person proposing to create a minor subdivision shall submit, along with plans required in Subsection
B below, seven copies of a letter of intent for minor subdivision approval. This letter shall specify and/or include:
(1) The name, address and telephone number of the property
owner of record and those of the subdivider, if different.
(2) The name or number of the road where the proposed subdivision
is to be located.
(3) The name, address and telephone number of the surveyor
preparing the subdivision plans.
(4) The type of water supply proposed.
(5) The type of sewer system proposed and permit number,
if granted.
(6) Fee or receipt for the same from the Borough Secretary.
(7) The type and number of structures proposed, or existing,
for the subdivision.
(8) A brief narrative describing the intent and purpose of
the subdivision.
B. Plan requirements. The subdivider shall submit seven
copies of the final plan and required supplementary data for the proposed
subdivision. This plan shall be prepared by a registered professional land
surveyor, licensed in the Commonwealth of Pennsylvania, and shall show all
lots proposed to be created. The final plan shall meet the following requirements:
(1) The map shall, when possible, be drawn at a size compatible
with Wayne County tax maps and shall be not less than 11 inches by 17 inches,
nor more than 24 inches by 36 inches in size.
(2) The names of all abutting property owners and the size
of any remaining acreage in the tract from which lots are being taken shall
be shown.
(3) The map shall show the name of the municipality, name
of the owner of record and subdivider, North point, graphic scale, legend
and date.
(4) Significant topographical and physical features as well
as soil types found shall be shown. The classifications contained in the Wayne
County Soil Survey shall be used. (Not required if serviced by the Honesdale
Borough sewer treatment system.)
(5) Existing public roads shall be identified by traffic
or legislative route numbers, street names, and private roads by their posted
names and numbers. The right-of-way width of all streets should be noted on
the plan.
(6) Proposed lot or parcel lines shall be drawn to scale
and dimensions given in feet and hundredths of a foot, as well as accurate
bearings. Lot areas shall be shown in acres or square feet. The map shall
depict the proposed subdivision as a part of the contiguous holdings of the
subdivider and show adjacent lots already taken from the parcel.
(7) A planning module for land development (or such other
comparable documentation may be required by the Pennsylvania Department of
Environmental Resources), along with a soils evaluation by the test pit method
and/or other required supplemental data shall be reviewed by the Borough Sewage
Enforcement Officer and submitted in a form suitable for adoption by the borough
as a supplement to the Borough Official Wastewater Disposal Plan. If central
sewage is to be utilized, a letter from the Sewer Authority which states the
Authority can adequately serve the subdivision shall be submitted with the
plan at this time.
(8) A notice that application to either Honesdale Borough
or the Pennsylvania Department of Transportation is required. The notice shall
read as follows: "Highway occupancy permits are required for access to roads
under the jurisdiction of Pennsylvania Department of Transportation pursuant
to the State Highway Law (P.L. 1242, No. 428, Section 420) or for access to
roads under the jurisdiction of Honesdale Borough pursuant to Honesdale Borough
Ordinance No. 410, Road Encroachment."
(9) A location map inset at a scale of one inch equals 2,000
feet shall be provided. A United States Geological Survey (USGS) map or equal
is acceptable.
(10) Tax map numbers and deed references shall be provided
for any parcels shown.
(11) Building setback lines shall be either depicted graphically
or listed.
(12) A wetland location map inset at a scale of one inch equals
2,000 feet shall be provided. A USF&WS National Wetland inventory map
or equal is acceptable.
(13) All applicable zoning data shall be shown.
(14) All plans shall be sealed and signed by the surveyor
completing the work.
(15) Floodplain boundaries, if applicable, and evidence of
compliance with borough, state and federal floodplain management requirements.
C. General procedures.
(1) The subdivider shall submit the application for minor
subdivision approval, along with the required copies of the plan, to the Borough
Secretary at least 14 days prior to the Borough Planning Commission's
regularly scheduled monthly meeting.
(2) The Planning Commission, after reviewing the plan and
determining the application to be complete and lacking any detrimental findings,
shall note receipt of the plan and direct the applicant to take one copy of
the application directly to the Wayne County Planning Department. The Commission
will sign and date a form provided by the Commission authorizing the applicant
to submit the application to the Wayne County Department of Planning on behalf
of the Borough of Honesdale. The applicant must submit the copy of the application,
together with a fee sufficient to cover the costs of review, to the Wayne
County Department of Planning no later than seven calendar days from the Honesdale
Borough Planning Commission's meeting at which the application was on
the agenda. (Checks shall be made payable to the Wayne County Department of
Planning.) The borough will request that the Wayne County Department of Planning
have a review and report period not to exceed 30 days as per the requirements
of the Pennsylvania Municipalities Planning Code.
(3) The Planning Commission, where appropriate, shall also
forward a copy of the application to the Borough Code Enforcement Officer(s),
Borough Engineer, Borough Stormwater Management Officer and other agencies
for analysis of its compatibility with this and other Honesdale Borough ordinances.
Incomplete applications shall be returned to applicants by the Planning Commission,
with or without the other review agencies' advice, and shall be accompanied
by a written explanation of the items which are deficient.
(4) The Borough Planning Commission, at its next regular
meeting, shall review the recommendation of the review agencies and recommend
to approve or disapprove the minor subdivision. The plan, together with the
Planning Commission's recommendation, shall then be forwarded to the
Borough Council for its review. All review agencies shall make recommendations
to the Council, which recommendations shall be in letter form or noted on
the plats submitted.
(5) The Council shall act no later than 90 days following
the filing date. The Council shall decide to approve or disapprove the minor
subdivision and supplement to the Official Plan only after receiving the Planning
Commission's recommendation on the same.
(6) The Council shall concurrently act on the proposed supplement
to the Official Wastewater Disposal Plan and shall communicate its decision
in writing to the applicant within 15 days following the action (within 90
days following the filing date), setting forth any reasons for disapproval,
if that should be its decision.
The sketch plan should be at a scale sufficient to show the entire tract
on one sheet and should show or include the following:
A. The location of that portion which is to be subdivided
in relation to the entire tract.
B. All existing structures and wooded areas within the portion
to be subdivided and within 50 feet thereof.
C. The name of the owner and of all adjoining property owners
as disclosed by the most recent deed or tax records.
D. All streets or roads, streams, water, sewage and gas
and power lines within 500 feet of the subdivision.
E. The tentative layout of the remainder of the tract owned
by the subdivider.
F. North point, graphic scale, date and name/address of
subdivider and landowner.
G. A location map with sufficient information to enable
the locating of the property. A USGS map is sufficient.
Lot improvement subdivisions shall be exempt from the normal procedure
requirements of this chapter and require no waivers as to minimum lot size
standards. Instead, all lot improvement subdivisions shall be concurrently
forwarded, upon receipt, to Borough and County Planning Commissions for a
thirty-day review opportunity and then acted upon as final plans by the Council
within an additional 30 days. To qualify as a lot improvement, the subdivision
shall:
A. Involve the addition of land to an existing parcel with
resulting improvement in:
(1) Ability of that parcel to comply with setback or other
ordinance standards;
(2) Suitability of the parcel for building development; or
(3) The availability of open space.
B. Not reduce the ability of the lot from which the improvement
parcel is taken to comply with the applicable standards of this chapter.
C. Include a map restriction to the effect that the improvement
parcel will never be considered a separate building lot apart from the tract
to which it is being added.
D. Provide a deed indicating the properties being joined
as one parcel. The applicant is also required to file said deed in the Wayne
County Register and Recorder's Office.
At the time an application for subdivision approval is filed, a fee
shall be paid to the borough by the subdivider; such fee is to be determined
from a schedule of fees as adopted by the Council by resolution.