Township of Independence, PA Article V Preliminary Plans

§ 178-11 Procedures.

A. Application. Following the (optional) preapplication conference, the subdivider shall prepare and submit to the Township Planning Commission, by delivery to the Township Secretary at least 15 days prior to the regular monthly meeting of the Planning Commission, copies of the preliminary plans of the total land to be ultimately developed.[1] The number of copies to be filed shall be specified by the Planning Commission. Upon receipt of the plan, the Township Secretary shall forward copies to the Beaver County Planning Commission for a review and report. 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] Editor's Note: See § 178-12D(8)(k).

B. Planning Commission review. The Township Planning Commission shall review the plan submitted covering the requirements of this chapter point by point, and shall consult with the Township Engineer and other officials as appropriate.

C. Planning Commission action. The Planning Commission shall notify the subdivider of the scheduled meeting place, date, time and agenda if the plan is to be reviewed at a later date. Within 30 days following the review meeting, the Planning Commission shall submit a written report to the Governing Body recommending approval, conditional approval or disapproval, each with reasons for the action. If the Planning Commission requests additional data or plan changes as conditions precedent to approval, the subdivider may, in lieu of having a disapproval or conditional approval sent to the Governing Body, request another review meeting to provide the requested documentation. The subdivider shall submit the request to the Planning Commission in writing within five working days (Monday through Friday, holidays excluded) of the initial review meeting and shall further agree in writing to an extension of the original ninety-day review period, if requested by the Planning Commission.

D. Action of the Governing Body. The governing body shall act on the preliminary plan within 90 days of the regular meeting of the Planning Commission next following the date the application is filed, and the decision of the governing body shall be communicated to the subdivider not later than 15 days following said decision. The Governing Body shall state its approval, conditional approval or disapproval, giving reasons for each, and shall notify the subdivider by certified or by registered mail. If approved or conditionally approved, the authorization to submit a final plan shall be included with the notification. [2]

[2] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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. (See § 178-13A)

§ 178-12 Plans and data.

All applications for preliminary plan approval submitted to the Township Planning Commission shall include, but not be limited to, the following information:

A. The preliminary plan shall be drawn at a scale of one inch equals 100 feet or greater detail.

B. Existing land uses shall be shown for the subject property and adjacent land areas.

C. A location map shall be included which relates the development site to contiguous areas of the community, highway systems and other significant developments.

D. The plan shall show or be accompanied by the following:

(1) Draft of protective covenants, if any.

(2) Title to include:

(a) Name by which the subdivision will be recorded.

(b) Location by municipality, county and state.

(c) Names and addresses of the owner or owners.

(d) Name and seal of the registered land surveyor who prepared the plan.

(e) North point, date and graphic scale.

(3) Existing easements, their location, width and distance.

(4) Contours shall be shown at vertical intervals of 20 feet. Contour data of greater detail may be required for land areas with slope of 5% or less. Contour lines must extend a sufficient distance on all sides of the property perimeter to determine adjacent topographic influences.

(5) Datum to which contour elevations refer.

(6) Bench marks.

(7) Existing physical features to include:

(a) Watercourses, culverts, bridges and drains.

(b) Buildings, sewers, water mains and fire hydrants, water wells and septic facilities.

(c) Streets 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.

(8) Proposed improvements shall include (in scale dimensions):

(a) Location, name and width of all proposed streets and paved cartways.

(b) All rights-of-way, easements and the purposes for which they are to be established.

(c) Lot lines of all parcels.

(d) Building lines.

(e) Reservations of ground for public or common use.

(f) General drainage plan for stormwater to include proposed flow of stormwater in relation to natural channels.

(g) A plan of proposed water distribution systems.

(h) A plan of the proposed sanitary sewerage system or a plan, where required, showing the type of on-lot sewage disposal facilities. This plan shall be in accordance with the "Pennsylvania Sewage Facilities Act" (Act 537), as amended.[1]

[1] Editor's Note: See 35 P.S. § 750.1 et seq.

(i) Proposed land use of the improvements.

(j) 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.

E. The subdivider shall provide such additional information as may be required by the Planning Commission or Governing Body 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) 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, or a part thereof, is located in a designated flood plain, base flood elevation data shall be contained in the plan.

(7) If the proposed subdivision is located in or within proximity to a wetlands area, plans and measures for the protection of said area shall be included as a part of the application for subdivision approval.

(8) The size, location and use of structures on adjacent lands within 25 feet of the proposed subdivision shall be shown in all instances where public rights-of-way or private accessways are contemplated along or within 25 feet of the perimeter of the subdivision.

(9) Report on erosion control and related factors after consultation with the Beaver County Soil Conservation District.

F. The subdivider shall pay the cost of planning, engineering and related professional and technical assistance and studies determined necessary by the Planning Commission and/or Governing Body.