[Ord. 92-004, 11/2/1992, § 14-1]
From this date, until changed by subsequent amendment, the following is a brief outline and description of the Township procedure which must be followed to facilitate the approval of your subdivision, site plan, land development plan, or planned residential development. This outline briefly touches upon the various ordinances and regulations which govern the preparation of your plan. It is highly recommended that you obtain copies of the Township Zoning Ordinance [Chapter 27], Subdivision and Land Development Ordinance [this chapter], Stormwater Management Ordinance [Chapter 26] and Planned Residential Development Ordinance [Chapter 27, Part 13], which establish development standards and criteria.
[Ord. 92-004, 11/2/1992, § 14-2]
[Ord. 92-004, 11/2/1992, § 14-3]
1.
Meeting Schedule.
A.
Preapplication Meeting with the Township Staff by Appointment. This
is an informal meeting to introduce yourself and your project to the
Township. During this meeting, the Township staff will provide guidance
and assist you in interpreting the Township regulations. A rough sketch
of the development proposal should be produced for discussion purposes
only, but will not be binding. This meeting opportunity is also suggested
when you are prepared to submit your plans. This provides a forum
to discuss and highlight the major items of your plan and attempts
to ensure you have addressed the ordinance requirements.
B.
The Planning Commission is a recommending body made up of seven Township
residents, who volunteer their time to review and study issues or
developments that affect the quality of life in Spring Township. They
meet the third Monday of each month at 7:30 p.m. for review of development
plans. Contact the Township Zoning Office to find out specific meeting
dates and time. Once plans have been prepared and submitted, said
plans are distributed to the appropriate agencies for review. By ordinance,
plans must be submitted 27 days prior to the scheduled meeting date.
All ordinance requirements should be addressed either on the plans
or on the accompanying application provided by the Township.
2.
What is Needed for Plan Review Process.
A.
Technical Details. A complete set of all drawings and sketches showing
buildings, roads, streets, utilities, lot layout, phasing lines, soil
types, topography contours and cross sections and profiles. Also needed
is an erosion and sediment control plan and narrative and stormwater
management plan and calculations. If development is using plans previously
approved for streets, stormwater, etc., then copies of these plans
should be enclosed.
B.
Application and Forms Required. For your planned development there
are several forms required. All forms are available at the Township
Zoning Office.
(1)
First form is an application and fee which is to help the Township
place your plan in the development process. It covers general information
such as: name of the development, owner of property, billing address
of the developer, type of the development, and the name of the plan
preparer.
(2)
Second is a checklist of Township ordinance requirements which
assists both the Township and the developer in verifying that ordinances
have been satisfied.
(3)
Third is the building permit application. This form is what
the Township uses to issue Zoning permits. If the development will
access an existing Township road, an application for a road occupancy
permit will also be needed.
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The Township must also receive the application and fee to be
forwarded to the Centre County Conservation District. If the application
and fee were submitted directly to CCCD, then a copy of the application
must be submitted to the Zoning Office. The Township will forward
the original submission and all revised plans to CCCD for their review.
If an earth disturbance permit is required by CCCD, then a copy of
this permit application and this permit must be submitted to the Township.
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3.
The Plan Review Process.
A.
Twenty-seven days, Tuesday, before the Township Planning Commission
meeting, the proposed development plans including all supplemental
information are submitted by 12:00 noon to the Zoning Office.
B.
After all plans are submitted, the Township Staff will review the
plans and supplemental information for completeness. If major plan
deficiencies are found or the plan is submitted without appropriate
documents, it will be rejected for that month's Planning Commission
meeting.
C.
Twenty-five days, Thursday, before the Planning Commission meeting
the plans will be forwarded to the appropriate agencies for review
and comments.
D.
Seventeen days, Friday, before the Planning Commission meeting, all
of the reviewing agencies review comments will be due back to the
Township Zoning Office.
E.
Fourteen days, Monday, before the Planning Commission meeting, copies
of the review comments will be made available to the plan preparer.
The copies will be available from the Zoning Office after 2:00 p.m.
that day. If, at this time, the plan review comments are so great
in number that in staff opinion the developer can not correct all
comments before resubmission date, Township Planning/Zoning/Code Officer
will inform the developer that their plan will be postponed to the
following month. This will allow the developer to bring the major
comments to the Township Planning Commission for sketch plan review.
F.
Twelve days, Wednesday, before the Planning Commission meeting the
proposed development plan and calculations are resubmitted by 12:00
noon to the Planning/Zoning/Code Officer with all review comments
addressed and corrected. This is the plan to be presented at the Planning
Commission meeting, except for minor corrections approved by the Township
Planning/Zoning/Code Officer. This plan will be forwarded to the appropriate
reviewing agencies.
G.
Ten days, Friday, before the Planning Commission meeting, the review
of the second submitted plan will be due back to the Zoning Office.
If the comments are still many in number staff will recommend tabling
until a following meeting. If major planning items exist, the plan
will be placed on the agenda for discussion only.
H.
Seven days, Monday, before the Planning Commission meeting, all plan
review comments will be compiled and the agenda will be prepared to
send to all Planning Commission members, Centre County Conservation
District and Centre County Planning Commission. A copy for the developer
or agent may be obtained from the Township Planning/Zoning/Code Officer.
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NOTE: Do not change your plan as a result of the second review
comments without asking Township Planning/Zoning/Code Officer for
permission.
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I.
General Notes for Plan Presentation.
(1)
Give a brief, but concise overview of your proposed project.
Do not attempt to read the list of review comments.
(2)
The plan that was resubmitted as described in Subsection 3F will be the plan presented at the Planning Commission meeting.
(3)
Plans are ranked on the agenda on a first-come first-serve basis
on the first submission.
(4)
When presenting your plan to the Planning Commission place an
extra copy of the plan on a table in the back of the meeting room
so that the audience may be able to see the plan.
(5)
When your plan is placed on the agenda either the property owner
or a representative must present the plans.
J.
Any plans that are denied by the Planning Commission due to major and numerous comments, and/or deficiencies in the plan, will be considered as a new plan for a future review process. The plan submitter may also choose to take the plan, that was recommended by the Planning Commission to be denied, to the Supervisors. However, the plan that was resubmitted as described in Subsection 3F will be the plan presented at the Supervisors meeting. No further review will he performed.
4.
Supervisor's Review.
A.
After the Planning Commission has reviewed and made recommendations,
the plan will be scheduled for presentation to the Supervisors on
the first Monday of the following month of the Planning Commission
review.
B.
For this Supervisors meeting, the Plan for presentation should be
revised to address all Planning Commission recommendations.
C.
This plan must be submitted to the Planning/Zoning/Code Officer,
seven days, Monday, prior to the Supervisors meeting, so that the
plan may be reviewed by all appropriate agencies.
D.
Approximately five days before the Supervisors meeting, the Chairman
of the Supervisors may request the developer to have a premeeting
conference to discuss the plan and a brief overview of the project.
E.
In some instances, such as minor subdivisions and plan revisions,
that do not need Planning Commission review, the plans must be submitted
27 days, Tuesday, before Supervisors first meeting of the month, the
first Monday, so that an appropriate review can be done. For such
plans, review comments will be made available when they are forwarded
to the Township. All review comments must be addressed to the satisfaction
of the Planning/Zoning/Code Officer no less than seven days before
the Supervisors meeting.
F.
If your plan is a large project, or lacks information, the Supervisors
may decide not to take any action on your project until the following
meeting, or at a later time, with written waiver of time from the
presenter.
[Ord. 92-004, 11/2/1992, § 14-4]
1.
Following the final approval of your plans it may be necessary to
complete some administrative details. Normally, subdivision plans
may require posting of a surety bond prior to the recording of the
plan. Building projects may require Pennsylvania Department of Labor
and Industry approval and/or sewer capacity modules or permits.
2.
Zoning/Building Permits.
A.
A zoning/building permit shall be required prior to the erection,
extension or alteration of any structure or portion thereof and prior
to the use, or change in use, of a structure or land.
B.
No such zoning/building permit shall be required for normal maintenance
activities. All applications for zoning permits shall be granted or
denied by the Planning/Zoning/Code Officer within 30 days from the
date of receipt of the application. Fees for a site plan are required
and shall accompany all applications for plan examination and building
permits whenever such applications propose the following:
C.
Whenever a site plan is required, the Planning/Zoning/Code Officer
has 60 days to grant or deny the permit.
3.
Types of Plans.
A.
Sketch Plan. Plans presented to Planning Commission and Council for
discussion purposes only. No formal review will be performed but general
comments or suggestions will be made.
B.
Site Plan. A plan, generally for residential units, used to show
building location and site improvements.
C.
Land Development Plan. A plan that involves the improvement of one
or more lots for the purpose of two or more residential buildings
and/or one or more nonresidential buildings proposed for development.
D.
Subdivision Plans.
(1)
Minor Subdivision Plan. Development of land which does not require
the installation of streets, off-site water and sewage facilities,
storm drainage facilities and curb or sidewalks.
(2)
Preliminary Plan. Complete set of detail drawings and calculations
to develop a parcels of land.
(3)
Final Plan. Similar to a preliminary plan but used to show as-built
conditions.
(4)
All land development, subdivision and site plans for apartment
building will be reviewed and approved by the Township Supervisors.
(5)
The Planning/Zoning/Code Officer may request that any other
site plan, along with the above mentioned criteria, would require
a review by the Spring Township Planning Commission.
(6)
Preliminary subdivision and land development plans must be acted
on with 90 days of the first meeting provided that the meeting is
within 30 days of the plan receiving date. The Planning Commission
has 45 days, and the Supervisors also have 45 days. Site plans must
be reviewed and acted upon within 60 days of submission. Final subdivision
and land development plans receive the Supervisors review only. These
plans are sent to all agencies for their recommendations and are reviewed
and approved by the Supervisors only.
