Each applicant shall follow the procedures for the submission and processing of plats and the specifications for such plats, as set forth in this Article III.
Previous to the filing for preliminary approval of an application for
development, the applicant shall submit to the Planning Commission the following
data:
A.
General information shall describe or outline existing
covenants, land characteristics, community facilities and utilities and information
describing the proposed subdivision or land development such as the number
of residential, commercial, or industrial lots, typical lot width and depth
of residential, commercial or industrial lots, typical lot width and depth,
price range, business areas, playgrounds, park areas, other public areas,
proposed protective covenants and proposed utilities and street improvements.
B.
Location map shall show the relationship of the proposed
subdivision or land development to existing community facilities which serve
or influence it, and shall include the subdivision or land development name,
location and any existing facilities; traffic arteries; public or other schools,
parks or playgrounds; utilities; churches; shopping centers; airports; hospitals;
principal places of employment; title; scale; North arrow; and date.
C.
Sketch plan on a topographic survey shall show in a simple
sketch form the proposed layout of streets, lots and other features in relation
to existing conditions, and may be freehand on a print of the topographic
map.
[Amended 8-9-1977 by Ord.
No. 153]
Previous to the filing of an application for development for final approval,
the applicant shall submit to the Planning Commission the following plat and
data for preliminary review:
A.
Topographic data: As required for § 190-6, plus the following:
(1)
Boundary lines: Or property lines by bearings and distances.
(2)
Existing easements: Location, width and purpose.
(3)
Existing streets: On and adjacent to the tract by name,
right-of-way, location, type, width and elevation of surfacing; walks, curbs,
gutters, culverts, etc.
(4)
Existing utilities: On and adjacent to the tract; location,
size and invert elevation of sanitary, storm and combined sewers; location
and size of water mains; location of gas lines, fire hydrants, electric and
telephone poles and streetlights. If any of the above are not available at
site, indicate direction and distance to the nearest ones and furnish statement
of availability.
(5)
Other existing conditions: Watercourses, marshes, rock outcrops, wooded areas, houses, barns and other significant features. If the applicant's tract is located in a Floodplain Area as defined in § 215-87 of Article XIV of Chapter 215, Zoning, or in any other flood hazard area, the following regulations shall apply:
(a)
The applicant shall prepare a topographic map of the
proposed area with such contour intervals as the Planning Commission shall
determine to be necessary, and shall prepare drainage plans or flood-control
devices satisfactory to the Planning Commission, whenever the Planning Commission
shall consider that such are necessary. No plat shall be approved for which
the Planning Commission finds that drainage or flood-control protection is
necessary until the Planning Commission shall approve the plans for drainage
and flood control.
(b)
Land subject to flooding. Land subject to flooding and
deemed to be topographically unsuitable shall not be platted for residential
occupancy, nor for such other uses as may increase danger of health, life
or property or aggravate erosion or flood hazard. Such land within the plat
shall be set aside on the plat for such uses as shall not be endangered by
periodic or occasional inundation, or shall not produce unsatisfactory living
conditions.
(c)
Adequate building site. To ensure that residents will
have sufficient flood-free land upon which to build a structure, the Planning
Commission shall require elevations and flood profiles of the one-hundred-year
flood. Each lot shall contain a building site which shall be completely free
of the danger of floodwaters on the basis of available information.
(d)
Street elevation. The finished elevation of all new streets
shall be no more than one foot below the Regulatory Flood Elevation.
[Amended 3-9-2004 by Ord. No. 303]
(e)
No encroachment, alteration, or improvement of any kind shall
be made to any watercourse until all adjacent municipalities which may be
affected by such action have been notified by the Township and until all required
permits or approvals have been first obtained from the Department of Environmental
Protection, Bureau of Dams, Waterways and Wetlands.
[Added 3-9-2004 by Ord. No. 303]
|
In addition, the Federal Emergency Management Agency (FEMA) and Pennsylvania
Department of Community and Economic Development (DCED) shall be notified
by the Township prior to any alteration or relocation of any watercourse.
[Added 3-9-2004 by Ord. No. 303] |
(6)
Proposed public improvements: Streets or other major
improvements planned by public authorities for future construction on or near
the tract.
(7)
Ground elevations: On tract based on datum plan approved
by municipal engineering; for land that slopes less than 2%, show elevations
at all breaks in grade and along drainage channels or swales not more than
100 feet apart; for land that slopes more than 2%, show contours with an interval
of not more than five feet and less in cases where necessary to show irregular
land for planning purposes.
(8)
Title and certificates: Present deed reference according
to records of office of Recorder of Deeds; title under which plat is to be
recorded; names and addresses of owners; acreage, scale, North point, datum,
benchmarks, certification of registered civil engineer or surveyor and date
of survey.
B.
Preliminary plat shall be at a scale of 100 feet to one
inch, or larger, and shall show all existing conditions required above in
topographic data, and shall show all proposals, including and not necessarily
limited to the following:
(1)
Streets: Names, rights-of-way and cartway widths; approximate
grades and typical cross-sections. Applicant shall provide evidence of review
and approval of street names by postal authorities.
(2)
Easements: Location, width and purpose.
(3)
Utilities: Location, type and approximate size; this
information may be shown on a separate exhibit.
(4)
Lots: Lot lines, numbers and block numbers.
(5)
Sites: If any, to be reserved for parks, playgrounds
or other public uses or other public grounds.
(6)
Sites: If any, for shopping centers, churches, industry,
multifamily dwellings or any other nonpublic use exclusive of single-family
dwellings.
(7)
Building lines: Give dimensions of minimum building setback
lines.
(8)
Site data: Including number of residential, commercial
or industrial lots, typical lot size and acres in other public and nonpublic
land uses.
(9)
Miscellaneous: Title, scale, North arrow and date.
(10)
Surface water drainage: General plans for the collection
of surface water.
(11)
Abutting property information: Names of owners of abutting
unplotted land and the names of all abutting subdivisions.
(12)
Zone boundaries: List zone boundaries, if any, that traverse
or are within 300 feet of the proposed subdivision shall be shown.
(13)
Street extensions: Street extensions as are necessary
to provide connection to adjoining or contiguous developed or undeveloped
areas.
(14)
Evidence of review, approval: The applicant shall submit
evidence of review and approval by the district engineer of the Pennsylvania
Department of Transportation, where access for the subdivision or land development
involves a state highway.
C.
Percolation tests: The required percolation tests shall
be made in accordance with the rules and regulations set forth in Act 537,
as amended. All costs incurred in conducting the tests or other requirements
of Act 537 shall be the responsibility of the applicant.
D.
Other preliminary plans: When required by the Planning
Commission, due to severe topography or other physical conditions, the preliminary
plat shall be accompanied by profiles showing existing ground surface and
proposed street grades and typical cross-sections of the cartway and sidewalks.
E.
Erosion and sedimentation control plan: An erosion and
sedimentation control plan shall be prepared when required pursuant to the
rules and regulations of the Pennsylvania Department of Environmental Resources
and certification that any permit required thereunder has been issued. In
the case of applications not requiring an erosion and sedimentation control
permit, the Planning Commission may require the applicant to submit his plan
to the County Soil and Water Conservation District office for review and approval.
F.
Draft of protective covenants: Whereby the applicant
proposes to regulate land use in the subdivision or land development and otherwise
protect the same.
Prior to final approval by the Planning Commission, and in strict accordance
with the regulations and procedures of this chapter, all applications for
development shall be submitted for final approval as follows:
A.
Final plat shall be drawn in ink on tracing cloth or
a black line reproducible on cloth or stable film in sheets not less than
18 inches by 24 inches or more than 24 inches by 36 inches and shall be at
a scale of 50 feet to one inch. Where necessary, the plat may be on several
sheets accompanied by an index sheet showing the entire subdivision or land
development. The final plat shall show:
(1)
Primary control points, approved by the Municipal Engineer,
or description and ties to such control points, to which all dimensions, angles,
bearings and similar data on the plat shall be referred.
(2)
Tract boundary lines, right-of-way lines of streets,
easements and other rights-of-way, property lines of residential lots and
other sites with accurate dimensions, bearings or deflective angles, and radii,
arcs and central angles of all curves.
(3)
Name and right-of-way width of each street or other right-of-way.
(4)
Location, dimensions and purpose of easements.
(5)
Number to identify each lot.
(6)
Purpose for which sites other than residential lots are
dedicated or reserved.
(7)
Minimum building setback line on all lots and other sites.
(8)
Location and description of survey monuments.
(9)
Names of record owners of adjoining unplotted land.
(10)
Reference to recorded plats of adjoining platted land
by record name, date and number.
(11)
Certification by surveyor or engineer certifying to accuracy
of survey and plat.
(12)
Certification of title showing that applicant is the
landowner.
(13)
Statement by owner dedicating streets, rights-of-way,
easements and any sites for public uses.
(14)
Title, scale, North arrow and date.
B.
Cross-sections and profiles.
(1)
Final plans and profiles of streets and alleys showing
grades at a minimum scale of 50 feet horizontal and five feet vertical.
(2)
Cross-sections of streets showing the type of construction,
the width of right-of-way, width of cartway, location and width of sidewalks
and locations and size of utility mains.
(3)
Plans and profiles of proposed sanitary and/or stormwater
sewers, with grades and pipe sizes indicated, and a plan of any proposed water
distribution system showing pipe sizes and location of valves and fire hydrants.
(4)
Location and method of streetlighting facilities.
C.
Protective covenants, if any, in form for recording.
D.
Other data. Such other certificates, affidavits, endorsements
or dedications as may be required by the Planning Commission or the governing
body of the municipality in the enforcement of these regulations.
In the case of a minor subdivision, as defined, the developer may apply
directly for final plan approval in accordance with the final plan procedures
of this chapter and the plans and data requirements set forth hereunder. However,
when multiple minor subdivisions within any given tract have been or are expected
to be effected, or when other circumstances warrant, the Commission may require
such additional submissions, including full preliminary and final plan procedures
and requirements, in order that the purposes and intent of this chapter may
be met.
A.
Minor subdivision plat requirements:
(1)
Location map: A diagram of the surrounding area sufficient
to clearly indicate the location of the subdivision.
(2)
Tract map: A scale drawing showing the boundaries of
the entire tract to be subdivided, any previous out-sales, and the new lot
or lots to be formed as well as the names of the adjoining property owners
[may be combined with A(3)].
(3)
Subdivision plat: A plat of the lot or lots to be formed,
drawn to scale of 50 feet to the inch showing all lot lines; right-of-way
and cartway of the abutting street; any other existing rights-of-way and casements;
adjacent underground utility lines; natural drainageways; the building line;
percolation test sites; location and description of survey monuments; bearings
and dimensions of all property and associated right-of-way lines; the acreage
of all parcels, including the residue; and lot numbers.
(4)
Plat data: Title identifying the subdivision and indicating
the name of the municipality, name and address of the developer, scale and
North point of the subdivision plat (and of the tract map if separate diagram),
date of plan, certification and seal of registered engineer or surveyor, plan
approval block and certificate of recording block.
A.
When filing an application for development for preliminary
approval or final approval, the applicant shall submit six copies of all plans
and other information or data. For final approval, in addition to the six
prints, a sepia shall also be provided.
B.
Fees. Every application for approval of a final plan
shall be accompanied by a fee payable to the township in an amount set forth
from time to time by resolution of the Board of Supervisors. The final plan
shall incorporate all modifications and revisions specified by the Planning
Commission upon the approval of the governing body, and all modifications
and revisions specified by the governing body itself. Any plan submitted in
final form may be considered as a preliminary plan or a revised preliminary
plan if the governing body required any modification or alterations. If the
governing body shall consider such final plan as a preliminary plan or a revised
plan, the above fee which has been paid shall be returned.
C.
All applications for development shall be submitted to
the Township Secretary or his authorized representative at least 14 days prior
to the regular meeting of the Planning Commission, at which it is desired
to seek review thereof. Within five days after the Planning Commission meeting,
the Planning Commission shall transmit the submitted application along with
its recommendations to the governing body.
D.
Approval of plats. All applications for approval of a
plat, whether preliminary or final, shall be acted upon by the governing body,
which shall render its decision and communicate it to the applicant not later
than 90 days after such application is filed.
(1)
The decision of the governing body shall be in writing
and shall be communicated to the applicant personally or mailed to him at
his last known address not later than five days following the decision.
(2)
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.
(3)
Failure of the governing body 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 or change
in the prescribed manner of presentation of communication of the decision,
in which case failure to meet the extended time or change in manner of presentation
of communication shall have like effects.
(4)
From the time an application for approval of a plat, whether preliminary or final, is duly filed as provided in this chapter, and while such application is pending approval or disapproval, no change or amendment of Chapter 215, Zoning, Chapter 190, Subdivision and Land Development, or other governing ordinance or plan shall affect the decision on such application adversely to the applicant, and the applicant shall be entitled to a decision in accordance with the provisions of the governing ordinances or plans as they stood at the time the application was filed. In addition, when a preliminary application has been duly approved, the applicant shall be entitled to final approval in accordance with the terms of the approved preliminary application as hereinafter provided. However, if an application is properly and finally denied, any subsequent application shall be subject to the intervening change in governing regulations. When an application for approval of a plat, whether preliminary or final, has been approved or approved subject to conditions acceptable to the applicant, no subsequent change or amendment in Chapter 215, Zoning, Chapter 190, Subdivision and Land Development, or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence terms of such approval within three years from such approval. Where final approval is preceded by preliminary approval, the three-year period shall be counted from the date of the preliminary approval. In the case of any doubt as to the terms of a preliminary approval, the terms shall be construed in the light of the provisions of the governing ordinances or plans as they stood at the time when the application for such approval was duly filed.
