All applications for preliminary and final approval of a land
development shall include the following information:
A. A minimum of 10 copies of the completed application form supplied
by the Township.
B. Application filing fee, as required by §
206-80 of this chapter.
C. A copy of the applicant's cover letter transmitting the application
to the Washington County Planning Commission for review.
D. Evidence of proprietary interest acceptable to the Township Solicitor.
E. Written evidence of compliance with all other Township, county, state
or federal permits required for the plan, if any.
F. Evidence that the lot or lots on which the land development is proposed
are lots of record.
G. If the lot or lots on which the land development is proposed is not a lot of record or is proposed to be resubdivided or consolidated, an application for preliminary and final approval of a minor subdivision required by §
206-13 of this chapter.
H. If the proposed use is a conditional use or use by special exception,
an application for approval of the conditional use or use by special
exception shall accompany the application for approval of the land
development plan. Final approval of the land development plan shall
not be granted unless the conditional use or use by special exception
is approved prior to or concurrent with approval of the land development
plan.
I. A minimum of 10 copies of a land development plan, as defined by
this chapter, drawn at a scale of not less than one inch equals 50
feet, drawn on sheets not exceeding 34 inches by 44 inches, which
includes the following information:
(1) A boundary survey by a registered professional land surveyor of the
lot or lots of record on which the land development is proposed.
(2) The proposed name of the land development.
(3) The name, address, certification and seal of the registered surveyor
who prepared the survey and the name and address of the registered
engineer, architect or landscape architect who prepared the plan.
(4) The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
(5) A location map showing the plan name and location, major existing
thoroughfares related to the site, including the distance therefrom,
title, scale and North point.
(6) The graphic scale, North point and date.
(8) Dates of preparation and dates of all revisions to the plan.
(9) Existing platting of land immediately adjacent to the site, including
names of adjoining landowners.
(10)
Existing watercourses, wetlands, tree masses, steep slopes,
areas subject to periodic flooding as identified on the current Official
Map for the Township issued by the Federal Insurance Administration
and other significant natural features.
(11)
Contours at intervals of elevation of not more than five feet
where the slope is greater than 10% and at intervals of not more than
two feet where the slope is 10% or less.
(12)
Final grading plan that demonstrates compliance with Chapter
109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
(13)
Existing easements, locations, widths and purposes.
(14)
Existing streets and other rights-of-way on or adjoining the
site, including dedicated widths, cartway widths, gradients, types
and widths of pavements, curbs, sidewalks and other pertinent data.
(15)
The zoning classification of the site. Tabulation of site data,
indicating zoning requirements applicable to the site and whether
the proposed development features comply.
(16)
The proposed use, location, area, height and bulk of all existing
and proposed structures and dimensions of all yards.
(17)
First floor elevations, floor plans and building elevation plans.
(18)
The number of dwelling units, if any, and the dwelling unit
density.
(19)
The design and layout of parking areas and a computation of
the number of parking spaces to be provided.
(20)
Patterns of pedestrian and vehicular circulation on the site,
ingress, egress and circulation into and out of the site, including
pavement markings and/or directional signs.
(21)
Location, size and specifications for private improvements,
such as curbs, sidewalks, driveways, parking areas, landscaping strips
or planters, wheelstops, stormwater management facilities and the
like.
(22)
Location and specifications for lighting of parking areas and
walkways.
(23)
The location and types of proposed landscaping materials.
(24)
The methods, placement and screening of solid waste disposal
and storage facilities.
(25)
If the plan is to be phased, the proposed sequence of development,
with a projected time schedule for completion of each phase.
(26)
Spaces for the signatures of the Chairman and Secretary of the
Planning Commission, the Chairman and Secretary of the Board of Supervisors
and the dates of approval. (See Appendix IV.)
J. For any land development that proposes 75 or more additional trips during the adjacent roadway's peak hours, a traffic impact study that complies with the requirements of §
206-20.
K. A copy of the Zoning Hearing Board's decision in the case where
zoning variances are required.
L. A written statement requesting any modifications to this chapter in accordance with Article
X, if applicable.
M. A landscaping plan showing compliance with all applicable buffer area and landscaping requirements of Chapter
245, Zoning, of the Code of the Township of South Strabane.
N. A site lighting plan showing compliance with §
206-73 of this chapter.
O. Final grading plan which demonstrates compliance with the Chapter
109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
P. Where evidence exists of undermining, strip mining, landslide-prone
soils or other geologic hazards on the site, a geologic report by
a qualified soils engineer regarding soil and subsurface conditions
and the probable measures needed to be considered in the design of
the development, the location of structures and the design of foundations,
if any.
Q. A copy of a report from the United States Natural Resources Conservation
Service concerning soil conditions and water resources and a wetlands
delineation report, if applicable.
R. Final stormwater management calculations and construction drawings
showing compliance with the Township Stormwater Management Ordinance,
as now or hereafter enacted or amended.
S. A soil erosion and sedimentation control plan, prepared by a person
trained and experienced in control methods and techniques, which conforms
to the requirements of the Pennsylvania Clean Streams Law and Chapter
102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection (PA DEP) governing erosion control and evidence of review and approval by the Washington County Conservation District, if required by law.
T. If applicable, a notation on the plat that access to a state highway
shall only be authorized by a highway occupancy permit issued by the
Pennsylvania Department of Transportation under Section 420 of the
State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
U. Performance bond, if required by §
206-42 of this chapter.
V. Development agreement, if required by §
206-43 of this chapter.
W. Homeowner's association bylaws and management plan or condominium
declaration plan, if applicable.
X. Evidence of cross-easements and maintenance agreements for shared
parking or shared driveways, if applicable.
After a preliminary application filed pursuant to §§
206-36 and
206-38 has been approved by the Board of Supervisors, or when preparation of a final application is authorized by the Planning Commission prior to preliminary approval by the Board of Supervisors in accordance with §
206-37, the developer may proceed by filing an application for final approval of a land development.
A. Planning Commission recommendation.
(1) The Township Engineer shall present a written compliance review to the Planning Commission, with a copy to the applicant, which states whether the application complies with the requirements of this chapter and Chapter
245, Zoning, of the Code of the Township of South Strabane. The Township Engineer's compliance review shall be included in the minutes of the Planning Commission meeting.
(2) At the first regular meeting of the Planning Commission after the
date of filing of a final application, the Planning Commission shall
begin its review. The Planning Commission may table the application
until any deficiencies identified by the Township Engineer's
compliance review have been addressed by the applicant. If necessary,
the Planning Commission may request that the applicant grant the Board
of Supervisors an extension, in writing, of the ninety-day period
to act on the application. If the applicant fails to grant such an
extension, the Planning Commission may recommend disapproval of the
application based on the deficiencies identified.
(3) Within 60 days of the date of filing of the application for final
approval, the Planning Commission shall make a recommendation, in
writing, to the Board of Supervisors for approval or disapproval of
the final application. The recommendation of the Planning Commission
shall provide reasons for the recommendation and, in the case of a
recommendation for disapproval, shall cite the specific requirements
of this chapter which have not been met.
B. Board of Supervisors action.
(1) The Township Engineer shall present a written compliance review to
the Board of Supervisors. The Township Engineer's compliance
review shall be made part of the record of the meeting where the application
is considered for approval.
(2) The Board of Supervisors shall not act until the review has been
received from the Washington County Planning Commission or until 30
days have passed since the date that the application was submitted
to the county for review.
(3) The Board of Supervisors shall either approve, approve with conditions
or disapprove the final application at a public meeting. The Planning
Commission's recommendation and the Planning Commission minutes
shall be made a part of the record at that meeting.
(4) The Board of Supervisors shall render its decision on the application
no later than 90 days following the Planning Commission's regular
meeting next following the date that the application is filed, provided
that should the next regular meeting of the Planning Commission occur
more than 30 days following the filing of the application, the 90
days shall be measured from the 30th day following the day the application
has been filed.
C. Notice to applicant. A letter indicating approval, approval with
conditions or disapproval shall be sent to the applicant by regular
mail within 15 days of the date of the Board of Supervisors decision.
If the final application is not approved, the Board of Supervisors
shall specify the defects found in the final application and cite
the requirements of this chapter which have not been met.
D. Conditional approval.
(1) If the Board of Supervisors determines that certain conditions are warranted to be attached to final approval to protect the public interest and guarantee compliance with the requirements of this chapter, the conditions of approval shall be specified, in writing, in the notice of conditional approval required by Subsection
C of this section.
(2) If the applicant does not accept the conditions attached to final
approval, the applicant shall give written notice to the Township
Manager or his/her authorized designee within 30 days of the date
of the meeting of the Board of Supervisors at which final approval
is granted. If the applicant fails to give written notice to the Township
Manager or his/her authorized designee regarding rejection of the
conditions attached to final approval within the required 30 days,
the conditions attached to final approval shall be presumed to be
acceptable.
E. Deemed approval. Failure of the Board of Supervisors to render a
decision and communicate it to the applicant within the time and in
the manner prescribed by this section shall be deemed an approval
of the application in the 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 effect.
F. Phased approval.
(1) In the case where development of a land development plan is projected
over a period of years, the Township authorizes submission of final
applications by sections or phases of development, subject to such
requirements or guarantees for public and/or private improvements
in future sections or phases of the development which are essential
for the protection of the public welfare and any existing or proposed
section or phase of the plan.
(2) All sections or phases shall conform to the preliminary application as previously approved by the Township. Any phase that contains substantive changes in the buildings proposed, the dwelling unit density, ingress or egress, total lot coverage by buildings and/or paving or in the layout of principal structures or parking areas previously approved in the preliminary application shall require complete submission of the preliminary application in accordance with §§
206-35 and
206-36 prior to considering any phase that contains substantive changes for final approval.
The Board of Supervisors shall furnish the developer with a resolution indicating final approval in accordance with §
206-27 of this chapter.
The Township may offer the mediation option as an aid in completing the proceedings authorized in this article in accordance with the requirements of §
206-32 of this chapter.
Where a land development plan proposes the installation of public improvements, posting the performance bond required by §
206-28 of this chapter shall be a condition of final approval.
Final approval of all land developments shall be subject to the execution of the development agreement required by §
206-29 of this chapter where public improvements are proposed in a land development plan or where, at the discretion of the Board of Supervisors, a development agreement is warranted to guarantee that the conditions attached to final approval are carried out.