The purpose of this article is to permit applicants
and the Township to use a simplified procedure for reviewing minor
subdivisions and boundary line adjustments prior to approval for recording.
A.
Final plan submission required. A final plan submission
for each minor subdivision or boundary line adjustment must be filed
by the applicant and reviewed in accordance with the provisions of
this article. A preliminary plan is not required for a minor subdivision
or boundary line adjustment.
B.
Final plan submission required.
(1)
(2)
The applicant shall be fully responsible for the following:
(a)
If a state road is involved, forwarding the
needed information to PennDOT and seeking needed permits prior to
final subdivision approval.
(b)
Providing a copy of the preliminary plans, a
completed JPC application and the JPC's required review fees to the
JPC within three days of the submission to the Township.
(c)
Notice to abutting landowners. The applicant
shall mail or have delivered in person a notice to the last known
address of the last known owners of record of all lots abutting the
proposed subdivision or land development.
[1]
This notice shall be sent prior to or within
two days after the submission date to the Township. A notice is not
needed for a resubmission or a final plan submission if a preliminary
plan submission is made.
[3]
Failure of a landowner to receive this notice
shall not negate any action or approval of the Township.
C.
Initial actions by the Administrator.
(1)
Completeness. The Administrator shall review the submission
items filed against a checklist for completeness and shall reject
any application that the Administrator determines is significantly
incomplete. Any such determination shall occur within 15 days of filing
by an applicant. The Administrator may request an advisory opinion
by the Township Engineer on whether a submittal is significantly incomplete.
If a submittal is rejected, no further action is required by the Township
and no deemed approval shall occur.
(2)
If the submittal is accepted, the Administrator shall
forward a copy of the final plan and supportive documents to the Joint
Planning Commission and the Township Engineer for review, prior to
the next regularly scheduled meeting of the Township Commission.
(3)
The Administrator shall retain in the Township's files
one copy of all materials submitted by the applicant, including the
application form and the minor subdivision checklist.
(4)
The Administrator shall forward to the Commission
at or before the next regularly scheduled meeting of the Commission
the following:
D.
Review by Township Engineer.
(1)
The Township Engineer shall review the engineering
considerations of all duly submitted final plans and prepare an initial
report on such considerations to the Commission.
(2)
The Township Engineer may make additional reports
and recommendations to the Commission and the Commissioners during
the review process. Matters that should be dealt with directly by
the Planning Commission and/or the Board of Commissioners should be
listed separately from technical engineering considerations. These
nontechnical concerns should be made available to the Planning Commission
at least seven days prior to each meeting.
(3)
The applicant and/or his engineer shall make reasonable
efforts to resolve technical engineering considerations outside of
and prior to Planning Commission meetings. The Township Engineer may
require the applicant or his engineer to meet with him for this purpose.
(4)
A copy of findings of the Township Engineer should
be sent or handed in person to the applicant or his engineer or agent.
E.
Review by Commission. The Planning Commission shall
accomplish the following within the time limitations of Act 247[6] (unless the applicant grants a written time extension),
while allowing sufficient number of days within this deadline for
a decision by the Board of Commissioners.
(1)
Review all applicable reports received from any official
reviewing agencies;
(2)
Determine whether the final plan submission meets
the requirements of this chapter and other applicable ordinances;
(3)
Review the final plan submission with the applicant,
his agent, or representative (if present) and recommend any needed
revisions so that the submission will conform to this chapter, other
ordinances and statutes;
(4)
Recommend approval, conditional approval, or disapproval
of the final plan submission in a written report to the Board of Commissioners,
specifying any recommended conditions for approval, identifying defects
found in the application, describing requirements which have not been
met and citing the provisions of any ordinance relied upon. This report
should be made by resolution.
(5)
The Planning Commission's report should be mailed
to the last known address of or reported to in person to the applicant
or his agent.
[6]
Editor's Note: See 53 P.S. § 10101 et seq.
F.
Review by Board of Commissioners.
(1)
The Board of Commissioners shall:
(a)
Review the report of the Commission;
(b)
Review any reports of official reviewing agencies that have been
received, including the Township Engineer and Township staff;
(c)
Determine whether the final plan submission meets the requirements
of this chapter, other ordinances and statutes; and
(d)
Approve, conditionally approve or reject the final plan submission
within the time required by the Municipalities Planning Code. (As
of 1989, this law requires the Board of Commissioners to act not later
than 90 days following the date of the first regular meeting of the
Commission held after it has accepted the submission as being filed
for review; but in no case shall the Commissioners' decision be made
later than 120 days following the date the submission was accepted
as being filed for review, unless the applicant grants a written extension
of time.)
(2)
No subdivision or land development shall be granted
final approval until a report is received from the Joint Planning
Commission or until the expiration of 30 days from the date the application
was forwarded to the JPC.
G.
Decision by Board of Commissioners.
(1)
The decision of the Board of Commissioners 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.
(2)
Dedications.
(a)
The approval of the final plan by the Board
of Commissioners shall not by itself constitute an acceptance of the
dedication of any street or other proposed public way, space or area,
unless such acceptance is specifically made at such time.
(b)
Any such acceptance of dedication shall be specifically
stated along with the signatures required for approval.
(c)
If the Board of Commissioners elects to accept
lands offered for dedication, the submission shall be accompanied
by duly executed instruments of conveyance to the Township. Such instruments
shall state that the title thereof is free and unencumbered.
(3)
If a final plan submission is disapproved, the decision
shall specify defects found in the submission, shall describe requirements
which have not been met, and shall cite provisions of the statute
or ordinance relied upon in each case.
[Amended 3-6-1995 by Ord. No. 1-95]
A.
Drafting standards.
(1)
Plans shall be prepared on a standard sheet of 18
inches by 24 inches, 24 inches by 36 inches or 36 inches by 48 inches
(maximum).
(2)
All information shall be legibly and accurately presented.
(3)
Plans shall be drawn at a scale of one inch equals
50 feet or other scale preapproved by the Township Engineer or Administrator.
(4)
All dimensions shall be set in feet and decimal parts
thereof, and bearings in degrees, minutes and seconds.
(5)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(6)
Plans shall be so prepared and shall bear an adequate
legend to indicate clearly which structures, utilities and other features
are existing and which are proposed.
(7)
When the plan is a revision of a previously approved
plan, the revisions shall be noted.
(8)
The boundary line of the subdivision shall be shown
as a heavy line.
B.
General information required on the plans.
(1)
Name and location of subdivision and a unique drawing
number.
(2)
Name of landowner and developer (with addresses).
(3)
Names of adjoining property owners, including those
across adjacent streets and alleys, with adjacent boundaries of adjacent
lots.
(4)
(7)
Location map at a scale no smaller than one inch equals
2,000 feet (such as USGS map or Township Zoning Map) showing the location
of the project in relation to the following features within 1,000
feet of the boundaries of the project: adjacent lots, existing and
proposed streets, waterways, zoning district boundaries, and municipal
boundaries.
(8)
North arrow, graphic scale, written scale.
(9)
Date of plan and all subsequent revision dates and
all submission dates.
(10)
The Deed Book volume and page number, as entered
by the County Recorder, referencing the latest source of title to
the land being subdivided.
(11)
Tax Map sheet, block and lot number for the
tract being subdivided.
C.
Location of natural features on the site (may be separate
from layout plans).
(1)
Contour lines at an interval of not more than two
feet shall be shown as follows:
(a)
Five-percent or less slope: no contours required,
if a note stating this condition is shown.
(b)
Five-percent to fifteen-percent slope: may be
accurately superimposed from the USGS quadrangle map.
(c)
Fifteen-percent or greater: shall be based on
a field survey or photogrametric procedure at a scale of one inch
equals 100 feet or larger or on a detailed topographic map that may
be available from the Township.
(2)
Areas in each soil type (see county soil survey),
with high water table soils noted.
(3)
Watercourses, natural springs, lakes and wetlands
(with names if any).
(4)
Rock outcrops, stone fields, closed topographical
depressions (including but not limited to sinkholes), and other features
evidencing ground subsidence.
[Amended 1-15-2001 by Ord. No. 1-01]
D.
Boundary lines of tract.
(1)
The boundary lines of the area being subdivided.
(a)
The boundaries of the lots being newly created
shall be determined by accurate field survey, closed with an error
not to exceed one in 10,000 and balanced.
(b)
The boundaries of any residual tract which is
10 acres or less shall be determined by accurate field survey, closed
with an error not to exceed one in 10,000 and balanced.
(c)
The boundaries of any residual tract which is
greater than 10 acres may be determined by deed.
(2)
Location of all existing monuments.
E.
Location of existing man-made features on the site.
(1)
Sufficient bearings, lengths of lines, radii, arc
lengths, street widths, right-of-way and easement widths of all lots,
streets, rights-of-way, easements and community or public areas to
accurately and completely reproduce each and every course on the ground.
(2)
Existing lot layout on the site.
(3)
Buildings estimated to be over 100 years old that
will be impacted.
(4)
Sewer lines, stormwater facilities, water lines, bridges
and culverts.
(5)
Utility easements and restrictive covenants and easements
for purposes which might affect development.
(6)
Buildings and land uses.
G.
Proposed layout.
(1)
Total acreage of site.
(2)
Proposed lot layout with identification number and
total number of lots and minimum building setback lines for each lot.
(3)
Lot width (at minimum building setback line), lot
depth and lot area for each lot.
(4)
Rights-of-way, restrictive covenants, and easements
for all drainage, utilities, and other purposes which might affect
development, with designation of areas to be dedicated to the Township.
(5)
The following items shall be shown on the plan using
the symbols shown:
 |
(6)
Any storm drainage facilities or structures.
(7)
Street addresses shall be shown on a minor subdivision
plan.
H.
Features within 200 feet of the site boundaries. The
approximate locations of the following shall be shown: existing and
proposed streets, buildings, detention basins, common open spaces,
lots, drainage channels.
A.
Residual lands sketch. A sketch to an appropriate
scale, on one sheet, covering the entire tract showing the location
of the area to be subdivided together with a sketch of any proposed
roads to demonstrate that the proposed subdivision provides for the
orderly development of any residual lands and/or does not adversely
affect the potential development of residual lands.
Where no new, additional or substandard lot will be created and the resultant action will not adversely affect the future development of property, the Commission may waive the normal plan submission requirements. In this situation the final plan submission shall comply with the drafting standards and required information of this § 230-41.
A.
Drafting standards.
(1)
Plans shall be prepared on a standard sheet of 8 1/2
inches by 14 inches, 18 inches by 24 inches, 24 inches by 36 inches
or 36 inches by 48 inches (maximum).
(2)
All information shall be legibly and accurately presented.
(3)
Plans shall be drawn at a scale of one inch equals
50 feet unless the Township Engineer or Administrator preapproves
of another scale.
(4)
All dimensions shall be set in feet and decimal parts
thereof, and bearings in degrees, minutes and seconds.
(5)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(6)
Plans shall be so prepared and shall bear an adequate
legend to indicate clearly which features are existing and which are
proposed.
(7)
When the plan is a revision of a previously approved
plan, note the revisions.
(8)
The boundary line of the subdivision shall be shown
as a heavy line.
B.
General information.
(1)
Name and location of the project, with unique drawing
number.
(2)
Names and addresses of landowner and developer.
(3)
Names of adjoining property owners, including those
across adjacent streets, with adjoining lot lines shown.
(4)
Owner's statement of intent: (See Appendix C.[1])
(a)
The owner shall acknowledge said statement before
an officer authorized to take acknowledgments.
(b)
The seal of a notary public or other qualified
officer shall be impressed to the plan acknowledging owner's statement
of intent.
[1]
Editor's Note: Appendix C is on file in the Township offices.
(7)
Location map at a scale no smaller than one inch equals
2,000 feet (such as USGS map or Township Zoning Map) showing the location
of the project in relation to the following features within 1,000
feet of the boundaries of the project: adjacent lots, existing and
proposed streets, waterways, zoning district boundaries, and municipal
boundaries.
(8)
North arrow (with reference meridian).
(9)
Graphic and written scale.
(10)
Date of plan and all subsequent revision dates
and submittal dates.
(11)
The Deed Book volume and page number, as entered
by the County Recorder, referencing the latest source of title to
the land being subdivided.
(12)
Tax Map sheet, block and lot number for the
tract being subdivided.
D.
Additional information. The Township may require the
submission of additional information that would be required for a
final plan for a minor subdivision.
See Article IX.
