[Ord. 101, 9/14/1993, § 301; as amended by Ord.
119, 4/14/1998]
1.
Developers are encouraged to obtain copies of this chapter, the Zoning Ordinance [Chapter 27] and the Stormwater Management Ordinance [Chapter 26, Part 1] (available through the Planning Commission Secretary or Chairman) prior to preparation of a land development or subdivision plan. All developers are encouraged to meet with the Planning Commission to discuss and review tentative plans and provisions of this chapter.
2.
Developers are encouraged to consult with the Pennsylvania Department
of Environmental Protection, the Township Sewage Enforcement Officer
(or Ralpho Township Municipal Authority as applicable), and the Code
Enforcement Officer concerning soil suitability for on site sewerage
facilities, lot size restrictions, and allowable land use, and other
pertinent matters.
3.
Developers are encouraged to consult with the Northumberland County
Conservation District regarding erosion and sediment control.
4.
Developers are encouraged to consult with the Planning Commission
and with the Pennsylvania Department of Transportation (if applicable)
concerning street location, traffic patterns, and driveway location.
[Ord. 101, 9/14/1993, § 302]
1.
Prior to the submission of a preliminary plan, developers are encouraged
to submit a sketch plan to the Planning Commission. Sketch plans shall
be reviewed by the Planning Commission and any suggestions or comments
resulting from that review shall be considered by the developer in
the preparation of the preliminary plan. Such review and discussion
during the sketch plan stage is informal, unofficial and is of an
advisory nature only.
2.
A sketch plan shall contain at least the following information:
A.
Location map.
B.
General information regarding any community facilities or any other
significant man-made or natural features which will affect the plan.
[Amended by Ord. 188, 7/11/2017]
C.
A property map at a scale no smaller than one inch equals 100 feet
showing the specific parcel of land or site involved.
D.
A sketch of the proposed development on a map having a scale no smaller
than one inch equals 100 feet and showing the proposed layout of streets
and lots, as well as other improvements.
[Ord. 101, 9/14/1993, § 303; as amended by Ord.
130, 10/10/2000, § 1; and by Ord. 157, 6/14/2005, § 1]
1.
Submission of the Preliminary Plan.
A.
An application for preliminary plan approval and all required documentation
will be submitted to the Planning Commission Secretary, or his or
her designee, at least 14 days in advance of the next regularly scheduled
Planning Commission meeting. Preliminary plan approval is only required
for major subdivisions and land development.
B.
The submission will consist of at least one completed original of the application form (available from the Township Secretary), six prints of the preliminary plan with all required documentation, an electronic copy of all submissions, and a fee made payable to Ralpho Township for the amount as established by Part 6 of this chapter.
[Amended by Ord. 188, 7/11/2017]
C.
The developer must execute a development agreement in a form prepared
by the Ralpho Township Supervisors.
2.
Distribution of Preliminary Plan.
A.
The Planning Commission Secretary, or his or her designee, shall
distribute one copy of each of the application and accompanying documentation
to the following:
B.
It will be the responsibility of the applicant to distribute plans
to and receive approval from any other agencies having review responsibility
in the circumstances. An application cannot be finally approved until
comments are received from the Northumberland County Planning Commission
or until 30 days expire from the date the application was forwarded
to the Northumberland County Planning Commission, whichever first
occurs.
C.
In the case of a major subdivision or other land development plan
involving a commercial or multifamily residential structure, the applicant
shall distribute one copy of each plan, application and accompanying
documentation to each of the Fire Chiefs at Ralpho Fire Company No.
1 and the Elysburg Fire Department. The Fire Chief, or his designee,
shall provide comments at the Planning Commission's next scheduled
meeting at which the plan will be discussed.
3.
Action on Preliminary Plan.
A.
The Planning Commission shall not approve the preliminary plan application
until the Northumberland County Planning Commission report is received
or until the expiration of 30 days from the date the application was
forwarded to the County Planning Commission.
B.
The Planning Commission shall either approve or disapprove the preliminary
plan not later than 90 days following the date of the regular meeting
of the Planning Commission next following the date the application
submission is filed; provided, that should the said next regular meeting
occur more than 30 days following the filing of the application, the
said ninety-day period shall be measured from the 30th day following
the date the application has been filed. Conditional approval or disapproval
of the plan by the Planning Commission shall similarly set forth reasons
for such actions. Copies of the Planning Commission decision shall
be sent to the Township Supervisors, Township Engineer, Township Solicitor
and Code Enforcement Officer as well as to the developer.
C.
If a plan is approved subject to certain conditions, the developer
shall agree, in writing, to said conditions within 15 days of notification
of such conditional approval or said conditional approval shall lapse
and the plan shall be considered disapproved.
D.
The decision of the Planning Commission 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.
E.
When the application is not approved in terms as filed, the decision
of the Planning Commission shall specify the defects found in the
application and describe the requirements which have not been met
and shall, in each case, cite to the provisions of the statute or
ordinance relied upon.
F.
Failure of the Planning Commission 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
effect.
G.
Approval of the preliminary plan does not constitute approval of
the final plan for any purpose or reason.
H.
Wherever any doubt exists as to the terms and conditions of a preliminary
plan, said terms and conditions shall be interpreted in the light
of the provisions of this Chapter and Act 170 of 1988, as amended,
as of the time when the preliminary plan was approved.
[Ord. 101, 9/14/1993, § 304; as amended by Ord.
119, 4/14/1998]
1.
The preliminary plan shall be prepared by a surveyor or engineer
as required by State law.
A.
Developers shall incorporate a street numbering system as part of
the final submission to the Planning Commission. A copy will be forwarded
to the United States Post Office for its use. Numbering systems and
the accompanying map should indicate the most likely direction in
which a building should face. In addition, the numbering system must
accommodate those situations which may arise with corner lots where
a building could face either street. Assistance and direction for
the developer will be provided by the Planning Commission and the
Code Enforcement Officer.
2.
Engineering plans for the development shall be drawn at a scale of
not greater than one inch equals 10 feet or less than one inch equals
100 feet and shall be 22 inches by 34 inches, 24 inches by 36 inches
or 30 inches by 42 inches in size.
3.
The engineering plans shall contain at least the following information:
A.
Name and address of the developer.
B.
Name and address of the owner together with a copy of the recorded
deed.
C.
North arrow, scale and date, both a graphic and written scale, dates
of initial plan preparation and dates of all subsequent plan revisions.
D.
Name and seal of the engineer or surveyor responsible for developing
the plan, as well as his or her address.
E.
Location map showing the vicinity in which the proposed development
is located and all roads within 1,000 feet of the property boundary.
F.
Tract map showing the entire parcel, the area subdivided, and the
acreage remaining after subdivision; and shall include perimeter boundaries
of the total property with distances to hundredths of a foot and bearings
to one second, determined by accurate field survey balanced and closed
with an error of closure not to exceed one foot in 15,000 feet, except
that tract boundaries are not required for residual parcels of more
than 10 acres when used for agricultural purposes and not involving
any new street or easement of access; provided that the general location
of the perimeter boundary of such residue is shown on the location
map.
G.
Field-surveyed topographic contour lines (not interpolated contour
lines from USGS or PASDA maps) at vertical intervals not greater than
two feet. The plan must also indicate the source of the topographic
information and must show the project benchmark. If the plan proposes
no streets, rights-of-way for access, or stormwater management facility,
contours may be provided from PASDA or a similar mapping service if
approved by the Township Engineer. In the case of relatively steep
tracts, contours may be shown at such greater intervals as may be
deemed necessary by the Township Engineer for satisfactory study and
planning of the tract.
[Amended by Ord. 188, 7/11/2017]
H.
Number of acres in the original tract and in the proposed development,
the number of lots, the zoning classification and the type of proposed
development.
I.
Lots consecutively numbered.
J.
Existing and proposed property, lot and boundary lines, including
building setback lines, information concerning lot dimensions, lot
areas and the location of any easements. The length of all existing
and proposed lot and boundary lines shall be shown to the nearest
0.01 foot, and the bearings shall be shown to the nearest second.
The error of closure of the boundary survey and of the proposed lots
and street rights-of-way shall not exceed one foot in 15,000 feet.
K.
The location of all existing and proposed streets with information
concerning right-of-way widths, types of paving and street names.
L.
The location of any existing bodies of water, floodplain areas, streams
or other watercourses, wetlands, sinkholes, forested areas, buildings
or structures, public facilities, and any other man-made or natural
features in or within 50 feet of the proposed development. Man-made
features include, but are not limited to, the following: sanitary
sewer lines, water mains and fire hydrants, overhead and/or underground
cable utilities, storm sewers and inlets, culverts, bridges, railroads,
buildings and structures, streets and sidewalks. A calculation of
the total existing and proposed impervious coverage shall be provided.
For each lot sought to be created in the subdivision process, the
developer shall show a model structure and the driveway or other access
thereto on the plan, typical for the location being developed, for
purposes of fulfilling this requirement.
[Amended by Ord. No. 190, 12/11/2018]
M.
The location of any parcels of land, either existing or proposed,
to be dedicated or reserved for schools, parks, playgrounds or other
public, semipublic, or community purposes.
N.
When a preliminary plan submitted is a portion of a larger subdivision
proposed or existing on contiguous land under the ownership of the
applicant, and when the street system, water and sewer system or stormwater
management system serving this portion is a part of a larger interdependent
system of facilities serving the larger subdivision, up-to-date plans
for the larger, complete subdivision must accompanying any plans submitted
for the portion. Such plans for the larger subdivision must include
the portion and must describe the complete lot layout, street system,
water and sanitary sewer systems and stormwater management system.
O.
Signatures.
(1)
The signature and seal of a licensed land surveyor where the
practice of land surveying is required.
(2)
The signature and seal of a licensed and professional engineer
where any improvements are proposed with the project. For the purposes
of this section, improvements shall include, but not be limited to,
streets, stormwater management facilities, water, sanitary sewer and
any other utilities.
(4)
Signed, notarized statement by the owners certifying ownership
of the property and acknowledging all offers of dedication of lands
and/or facilities to the Township and acknowledging that the owner
will be responsible for the maintenance of lands and/or facilities
until they are completed and accepted for dedication by the Township.
(5)
Space for approval signatures by all five Planning Commission
members as well as all five Supervisors is required, including the
date of such approval.
[Amended by Ord. 188, 7/11/2017]
4.
Accompanying Data.
A.
Typical cross sections for proposed streets showing rights-of-way,
cartway pavement design, sidewalk width and location, planting strips
and gutters, curbs and berms.
B.
Street information, including:
(1)
Location and width of rights-of-way and cartways, including
final dimensions and bearings of right-of-way lines and easements,
including radii of curves and arcs and delta angles of all curves.
(2)
Proposed street names.
(3)
Profiles along center line of each proposed street, showing
finished grade at a scale of one inch equals five feet vertical.
(4)
Radius of horizontal curves.
(5)
Length of tangents between reverse curves.
(6)
Curb radii at intersections.
(7)
Vegetation to be planted between curb or shoulder and right-of-way
line.
(8)
Curbs and gutter location and typical design.
(9)
Topographic contour lines for proposed finish grades within
rights-of-way at intervals specified in § 304(3)(G) above.
C.
Plans and profiles of proposed sanitary and storm sewers including
grades and pipe sizes. If public sanitary sewer service is to be provided,
a letter shall be secured from the Ralpho Township Municipal Authority
indicating that the Authority has reviewed and approved the sanitary
sewer design drawings as approved service to the project, and is prepared
to accept ownership and responsibility for operation and maintenance
of the proposed sewer systems.
D.
Plans and profiles of proposed water distribution system showing
pipe sizes, location of valves, and fire hydrant; also, a letter from
the water provider indicating that the provider has reviewed and approved
the water system design drawings, as approved service to the project,
and is willing to own, operate and maintain the proposed water main
and appurtenances.
E.
All preliminary design information on sanitary sewer systems and
water system shall be submitted in accordance with this Chapter and
also in accordance with the requirements of the Ralpho Township Municipal
Authority.
F.
Preliminary designs for any bridges, culverts, etc., which may be
required. All stormwater conveyance and detention facilities required
by the Township's Stormwater Management Ordinance. The following
specific information for use by the Board of Supervisors to amend
its official plan for sewage facilities as required by the Pennsylvania
Department of Environmental Protection:
(1)
Location of existing sewage and water supply system.
(2)
Information relating to the type of water supply and sewage
disposal system to be provided.
(3)
Information relating the adjacent property, buildings, sources
of water supply, ponds, streams, sewage systems, rights-of-way, streets
or any other factor that may have a significant effect on the environment
and the design of water and sewer systems in the proposed development.
(4)
Where subsurface disposal of sewage is planned, a Pennsylvania
Department of Environmental Protection Component I Planning Module
shall be submitted along with supporting site suitability data and
the signed certification of the Township Sewage Enforcement Officer
indicating the suitability of each proposed lot for on-lot treatment
with an exact description of the site testing undertaken and any limitations
on kinds of on-lot systems noted. Said certification shall be in the
following form:
|
SEWAGE DISPOSAL REVIEW
| ||
|
Based on the result of soil log profiles performed on this property
in compliance with the Pennsylvania Sewage Facilities Act 537, as
amended by Act 208, Chapter 73; the areas around test pit numbers
__________ are generally suitable for on-lot subsurface sewage disposal,
and the areas around test pits numbers __________ are generally unsuitable
for on-lot subsurface disposal.
| ||
|
This is not a guarantee that a permit will or will not be issued
for any lot. The Municipal Sewage Enforcement Officer must be contacted
to conduct further tests, as necessary, to determine permit issuance.
| ||
|
|
| |
|
Municipal Sewage Enforcement Officer
|
Date
| |
|
The location of the soil testing pits and holes shall be shown
on the plan.
| ||
(5)
Direction and distance to the nearest sewage treatment plant
and information as to its present or future accessibility in terms
of time, finances, and load capacity as well as the source of this
information.
(6)
Proposed building restrictions and deed covenants.
(7)
A statement from the developer stating whether he will seek
final plan approval prior to or subsequent to completion of improvements.
G.
Erosion and sedimentation control plan prepared in accordance with
the Pennsylvania Department of Environmental Protection, Erosion and
Sedimentation Pollution Control Manual, latest edition.
[Ord. 101, 9/14/1993, § 305]
1.
Submission of a final plan for approval by the Planning Commission
shall occur not more than two years following the date of approval
of the preliminary plan. Failure to submit the final plan within this
period of time shall make the approval of the preliminary plan null
and void unless an extension of time has been granted by the Planning
Commission prior to the end of this period.
2.
Except for any modifications or changes required by the Planning
Commission, the final plans shall conform to the approved preliminary
plan. Where, in the opinion of the Planning Commission, there have
been modifications or changes, other than those required by the Planning
Commission, made to the approved preliminary plan, the plan shall
be submitted again as a preliminary plan.
3.
A final plan may be prepared for only a portion of the approved preliminary
plan where so desired by the developer, however, any such partial
final plan shall incorporate at least 10% of the area of the preliminary
plan.
4.
Submission of the Final Plan. Final plans and all accompanying documentation
shall be submitted and distributed in the same manner as prescribed
in § 303(1) and (2).
5.
Improvements. No final plan shall be reviewed by the Planning Commission
unless the developer has 1) installed all improvements required by
the preliminary plan and received a certificate of completion from
the Board of Supervisors, or 2) has submitted with the final plan
application a performance guarantee to insure installation and construction
of all required improvements. The final responsibility for installation
of improvements shall rest with the developer. Upon installation of
improvements, the developer shall take the final steps to indicate
the improvements to the Board of Supervisors and request acceptance.
See § 507 for other requirements. All requirements pursuant
to improvements, performance guarantees, etc., shall be in accordance
with Act 170 of 1988, as amended.
6.
Action on Final Plan by the Planning Commission. Action on the final
plan shall be taken in the same manner as for preliminary plans, except
no conditional approval shall be granted. Also, the Planning Commission
shall give its written recommendation for approval or disapproval
to the Board of Supervisors within seven days of action on the final
plan.
7.
Action on Final Plan by the Board of Supervisors.
A.
The Board of Supervisors shall either approve or disapprove the final
plan not later than 90 days following the date of the regular meeting
of the Planning Commission next following the date the application
submission is filed and accepted as completed; provided, that should
the said next regular meeting occur more than 30 days following the
filing of the application, the said ninety-day period shall be measured
from the 30 days following the day the application has been filed.
No conditional approval shall be granted. Copies of the Board of Supervisors
decision shall be sent to the Planning Commission, Township Engineer,
Township Solicitor and Code Enforcement Officer as well as to the
developer.
B.
The decision of the Board of Supervisors 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.
C.
When the application is not approved in terms as filed, the decision
of the Board of Supervisors shall specify the defects found in the
application and describe the requirements which have not been met
and shall, in each case, cite to the provisions of the statute or
ordinance relied upon.
D.
Failure of the Board of Supervisors 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
effect.
8.
Recording of Plan.
A.
Upon approval of a final plan, the developer shall record the plan
in the office of the County Recorder of Deeds within 90 days. The
developer shall return two sets of the approved final plan to the
Township Engineer, said sets bearing the recorder's signature,
seal, date recorded and the plan book and page where recorded.
B.
If the plan is not recorded within 90 days, final plan approval shall
be null and void unless an extension of time has been granted by the
Board of Supervisors.
C.
The recording of the final plan has the effect of an irrevocable
offer by the developer to dedicate all streets and other public areas
to public use. Such offer to dedicate does not, however, impose any
duty upon the Board of Supervisors for maintenance or improvements
until and unless the Board of Supervisors has made appropriation by
ordinance or resolution, by entry or improvement. Any streets or public
areas not being dedicated to the Board of Supervisors or any conditions
attached to the dedication shall be noted prominently on the plan
to be recorded. Developers shall notify prospective buyers in writing
of lots having no public right-of-way for access.
[Ord. 101, 9/14/1993, § 306]
1.
Plans submitted for final review shall include all information required
in § 304 above, plus the following:
A.
Signature block that will be in the same form as that required for
preliminary plan, except it shall state "recommended for approval
by the Planning Commission." In addition, a signature block shall
be included for approval by the Chairman and Vice Chairman of the
Board of Supervisors, including the date of such approval.
B.
Updated material from the approved preliminary plan.
C.
Seal or stamp of an engineer and/or surveyor as required by State
law.
D.
Certification by a licensed engineer and/or surveyor in accordance
with State law that the survey and plan is correct and true to the
specifications shown and according to the requirements of this Chapter,
and that monuments have been placed as shown on the plan.
2.
The final plan shall not be approved until the improvements are installed
and maintained in a satisfactory state of repair or until a suitable
performance guarantee is provided in accordance with other Sections
of this Chapter and also as set forth in Act 170 of 1988, as amended.
3.
Materials submitted with the final plan include, but are not limited
to, deed restrictions, copies of detailed record drawings and specifications,
if any, which would provide a record of improvements installed. Such
detailed record drawings and specifications shall show drainage facilities,
on-lot disposal systems, water supply systems, streets, other utilities,
etc. Such detailed record drawings for the stormwater management facilities
shall show the following:
A.
A certification of completion from a registered professional engineer
verifying that all permanent facilities have been constructed according
to the approved plans and specifications and approved revisions thereto.
B.
All approved revisions; inlet grate, pipe invert and detention basin
outlet structure locations and elevations; and a topographic survey
(where applicable) of all constructed detention facilities.
4.
In lieu of the completion of any improvements required as a condition
for final approval, the developer shall provide for the deposit with
the Board of Supervisors of a corporate bond or other financial security
acceptable to the Board of Supervisors in an amount sufficient to
cover the costs of improvements all in accordance with the requirements
as set forth in Act 170 of 1988, as amended.
5.
Upon completion of improvements, the developer shall provide the
Board of Supervisors with a notarized certificate of completion stating
that the required improvements have been installed in accordance with
the specifications. Such certificate shall be transmitted by certified
or registered mail to the Board of Supervisors and Township Engineer
by the developer. Within 10 days of receipt the Board of Supervisors
shall authorize the aforesaid authorization, the Township Engineer
shall transmit to the developer and the Board of Supervisors by certified
or registered mail his detailed report which shall indicate approval
or rejection of said improvements in whole or in part. The Board of
Supervisors shall notify the developer of its decision by certified
or registered mail. The developer shall reimburse the Planning Commission
for all inspections by the Township Engineer necessary to assure compliance
with this Part, pursuant to the provisions of Act 170 of 1988, as
amended.
[Ord. 101, 9/14/1993, § 307]
If changes are desired or directed to be made to the plan after
final approval, request must be made to the Planning Commission. The
procedure thereafter will be determined by the nature of the changes
requested and whether they will necessitate approval by any other
governmental bodies.
