This article shall apply only to consolidations, resubdivisions
or replatting, as defined herein, and to those subdivisions which
propose no more than three lots, including the residual parcel, if
any, all of which have frontage on an improved public street and not
involving the dedication or construction of any new public street
and which may or may not involve the extension or creation of any
public improvements.
A.
Prior to filing an application for preliminary approval of a minor
subdivision, the applicant or his representative may meet with the
Township Zoning Officer to obtain application forms and to discuss
application procedures and applicable ordinance requirements.
B.
In addition, the developer may request a preapplication conference
with the Planning Commission to discuss the conceptual design for
the development of the property and the feasibility and timing of
the application. The applicant shall contact the Township Zoning Officer
at least five working days prior to the regular meeting of the Planning
Commission to request a preapplication conference with the Planning
Commission.
C.
The preapplication conference is voluntary, and no formal application
or fee is required. This opportunity is afforded to the applicant
or his representative to obtain information and guidance before entering
into binding commitments or incurring substantial expenses for plan
preparation.
D.
A preapplication conference shall not constitute formal filing of
any application for approval of a subdivision, shall not bind the
Planning Commission to approve any concept presented in the preapplication
conference, and shall not protect the application from any subsequent
changes in ordinance provisions which may affect the proposed development
between the date of the preapplication conference and the official
date of filing of an application for preliminary and final approval
of a minor subdivision under the terms of this chapter.
A.
The applicant shall file eight copies of an application for preliminary and final approval of a minor subdivision required by § 242-14 to the Township at least 14 calendar days prior to the regular meeting of the Planning Commission. If the 14th day falls on a Saturday, Sunday or holiday, the application shall be filed by the close of business on the immediately preceding working day.
B.
The preliminary and final application shall not be considered to be complete and properly filed unless and until all items required by § 242-14, including the application fee, have been received.
C.
Immediately upon receipt, the application shall be stamped with the
date of receipt by the Township, and one copy of the application shall
be distributed to the Township Engineer and one copy to the Township
Zoning Officer for review. The Zoning Officer shall transmit one copy
of the application to each member of the Planning Commission. Additional
copies may be requested from the applicant for referral to any other
appropriate review agency, at the discretion of the Township Zoning
Officer.
D.
The applicant shall submit one copy of the preliminary and final
application to the Washington County Planning Commission for review
and comment and shall be responsible for payment of the prevailing
county review fee. The applicant shall provide evidence of transmittal
of the application to the county when the application is submitted
to the Township.
E.
In all cases, the official date of filing of the preliminary and final application for a minor subdivision shall be the date of the Planning Commission meeting at which the Commission accepts the application as complete in content and properly filed, based on the Township Engineer's written review, as provided in § 242-15A.
All applications for preliminary and final approval of a minor subdivision shall be submitted in accordance with § 242-13 of this chapter and shall include the following information:
A.
One copy of the completed application form supplied by the Township.
C.
Evidence of ownership or proprietary interest.
D.
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.
E.
The section of the USGS topographic map, identified by quadrangle
name and indicating a North arrow, showing contours at twenty-foot
intervals with the boundaries of the property and the proposed subdivision
clearly shown.
F.
A copy of any existing or proposed covenants, deed restrictions,
modifications to this chapter or zoning variances granted which are
applicable to the property.
G.
If applicable, flood hazard zone boundaries.
H.
Eight copies of a final plat, all drawings on sheets not exceeding
34 inches by 44 inches, accurately drawn to a scale of not less than
one inch equals 100 feet, certified by a Pennsylvania registered land
surveyor as to existing features, design features and boundaries.
The final plat shall contain the following information:
(1)
Date of preparation. All revisions shall be noted and dated.
(2)
Title of development; North arrow; scale; county assessor's
tax parcel number; the name and address of the record owner; the name
and address of the applicant; the name and address, license number
and seal of the person preparing the subdivision. If the owner of
the premises is a corporation, the name and address of the president
and secretary shall be submitted on the application.
(3)
All distances shall be in feet and decimals of a foot, and all bearings
shall be given to the nearest 10 seconds.
(4)
The names, as shown on current tax records, of all owners of property
within 200 feet of the subdivision, together with the tax parcel numbers
of the Washington County Assessor's office for said property.
(5)
Survey data showing boundaries of the property, building or setback
lines and lines of existing and proposed streets and rights-of-way,
lots, reservations, easements and areas dedicated to public use, including
grants, restrictions and rights-of-way, to be prepared by a licensed
land surveyor. The name, address, signature and seal of the surveyor
shall be indicated.
(6)
Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be indicated
by dashed lines; structures to remain shall be indicated by solid
lines.
(7)
Acreage, to the nearest thousandth of an acre, of the tract to be
subdivided and the acreage, in square feet, of all lots.
(8)
Plans of proposed sanitary and stormwater systems showing feasible
connections to existing or any proposed utility systems. Pipe sizes,
grades and direction of flow, locations and inlets, manholes or other
appurtenances and appropriate invert and other elevations shall be
indicated.
(9)
An indication on the plat identifying the company or authority that
will provide water, sewer, gas, electric and other utility services.
(11)
Spaces for the signatures of the Chairman and Secretary of the
Planning Commission, the Chairman of the Board of Supervisors, the
Township Secretary and the Township Engineer.
(12)
Certification clauses as required by the Washington County Subdivision
and Land Development Ordinance.
A.
Planning Commission recommendation.
(1)
The Township Engineer shall present a written report to the Planning
Commission which states whether the application complies with the
requirements of this chapter, and that report shall be included in
the minutes at the Planning Commission meeting. The Planning Commission
shall not make a recommendation on the application until the report
of the Township Engineer has been received.
(2)
At the first regular meeting of the Planning Commission after submission
of a preliminary and final application for a minor subdivision, the
Planning Commission shall accept the application as complete in content
and properly filed, based on the Township Engineer's review.
The date of the Planning Commission meeting at which the preliminary
and final application is accepted as complete and properly filed shall
be the official date of filing of the application and shall represent
the beginning of the sixty-day period for Planning Commission review
and action on the application, unless the applicant agrees, in writing,
to an extension of time.
(3)
If the application is not accepted as complete in content and properly filed, the Planning Commission shall return the application to the applicant for resubmission for the next monthly meeting in accordance with the time specified in § 242-13 and shall provide the applicant with a copy of the Township Engineer's written review outlining the deficiencies to be corrected in order for the application to be considered complete and properly filed.
(4)
Within 60 days of the official date of filing of the preliminary
and final application, the Planning Commission shall make a written
recommendation to the Board of Supervisors recommending approval,
approval with conditions or disapproval of the preliminary and 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)
Within 90 days of the official date of filing of the preliminary
and final application, the Board of Supervisors shall either approve,
approve with conditions or disapprove the preliminary and final application
at a public meeting. The Board of Supervisors shall not act until
the review has been received from the Washington County Planning Commission
or until 30 days has passed since the date that the application was
submitted to the county for review. The recommendation of the Township
Planning Commission and the Township Planning Commission minutes containing
the report of the Township Engineer shall be made a part of the record
at that meeting.
(2)
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 decision. If the preliminary and final application is
not approved, the Board of Supervisors shall specify the defects found
in the preliminary and final application and cite the requirements
of this chapter which have not been met.
C.
Conditional approval. If the Board of Supervisors determines that certain conditions are warranted to be attached to preliminary and final approval to protect the 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 § 242-15B. The applicant shall accept or reject the conditions attached to preliminary and final approval by giving written notice to the Township Secretary within 30 days of the date of the meeting of the Board of Supervisors at which preliminary and final approval is granted. If the applicant fails to give written notice to the Township regarding acceptance or rejection of the conditions attached to preliminary and final approval within the required 30 days, preliminary and final approval shall automatically be rescinded without written notice to the applicant.
D.
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 chapter 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.
The Township may offer the mediation option as an aid in completing the proceedings authorized by this article in accordance with the requirements of § 242-29 of this chapter.
Upon approval of a final plat by the Board of Supervisors, the
developer shall, within 90 days of such final approval, record such
plat in the office of the Washington County Recorder of Deeds.
A.
In the event that the plat has not been recorded within the required
90 days, the Township Secretary is authorized to reinstate the signatures
of the proper officers of the Township indicating approval, provided
there are no changes in the minor subdivision previously granted approval
and all the requirements of this chapter regarding posting of a performance
guarantee and execution of a development agreement, if applicable,
have been met; and further provided, the plan is submitted for reinstatement
of approval within 180 days following the date of preliminary and
final approval by the Board of Supervisors.
B.
Any request for reinstatement of preliminary and final approval which is submitted after 180 days from the date of the original granting of preliminary and final approval by the Board of Supervisors shall require resubmission of an application for preliminary and final approval in conformance with the requirements of §§ 242-13 through 242-15 and §§ 242-17 through 242-20 of this chapter, including the application filing fee.
Upon recording of the final plat in the office of the Washington
County Recorder of Deeds, the applicant shall deliver two paper prints
of the final plat as recorded, containing all required signatures
and dates of approval, to the Township Zoning Officer.
Minor subdivisions which propose the extension or installation of any public improvements, as defined by this chapter, shall be further subject to § 242-28D and §§ 242-30 through 242-33 of this chapter governing installation of public improvements and posting of a performance guarantee to guarantee their proper installation.
