[Ord. 6-97-429, 6/12/1997, § 5.1]
The purpose of the preliminary plan is to achieve formal approval of the overall development scheme proposed in order to minimize the need for any revisions of final plans.
[Ord. 6-97-429, 6/12/1997, § 5.2]
1.
Preliminary Plan Submission Required.
A.
A preliminary plan for a major subdivision or land development must be submitted by the applicant and reviewed in accordance with the provisions of this Part.
2.
Required Submission.
A.
The applicant shall submit to the Township Planning and Zoning Officer at least 25 days prior to a regularly scheduled Planning Commission meeting:
(1)
The required application fee and escrow deposit as set forth in the Township Fee Schedule.
(2)
15 copies of the application form (see, Appendix A), and two copies of the plan checklist (see, Appendix B).
(3)
15 copies of the preliminary subdivision and/or land development plan.
(4)
15 copies of all supporting documents.
B.
All sheets for any submitted plan shall be folded so that the title of each plan appears on the upper or lower right-hand corner of the sheet.
3.
Initial Actions by the Planning and Zoning Officer.
B.
If the Officer determines that the submission is lacking additional sets of plans and supporting documents as may be required in § 22-502, Subsection 2, the applicant shall submit such additional copies of plans and supporting documents to the Officer within five days of notification that § 22-502, Subsection 2, has not been met. A submission will not be accepted and plans will not be processed until § 22-502, Subsection 2, is met.
C.
The Officer shall retain in the Township files the application fee receipt and one copy of the application form, preliminary plan checklist, preliminary subdivision or land development plan and supporting documents.
D.
After the Officer determines that the submission requirements of § 22-502, Subsection 2A, have been met, he/she shall forward copies of the plan and supporting documents to the following agencies and persons for review:
Agency or Person to Receive Copy of Plan | Copies of Plan | Copies of Supportive Documents |
|---|---|---|
Each Planning Commission Member | 1 | 1 |
Planning Commission Solicitor | 1 | 1 |
Township Engineer | 2 | 2 |
Township Sewage Enforcement Officer | 1* | 1* |
Pa. Dept. of Transportation | 1* | 1* |
Township Police Department | 1* | 1* |
Township Fire Department | 1* | 1* |
Township Recreation Advisory Committee | 1* | 1* |
* | If applicable or appropriate. |
E.
The applicant is required to make a formal submission to the County Planning Commission and the County Conservation District. The Officer will not forward the plan and supporting documents to these agencies, but will notify these agencies in writing that a submission has been made to Salisbury Township and that comments should be forwarded to the Township within 30 days.
F.
The officer shall forward to the Township Planning Commission, at least five days prior to the next regularly scheduled meeting of the Township Planning Commission, a copy of the application form, preliminary subdivision or land development plan and supporting documents.
4.
Review by Township Engineer and Sewage Enforcement Officer (hereinafter referred to as SEO).
A.
The Officer shall forward the plan to the Township Engineer and SEO, if applicable, for review. The Township Engineer and SEO, if applicable, shall prepare their reports and recommendations on the engineering and technical aspects of the plan for submission to the Township Planning Commission. Comments should be forwarded to the Township office at least five days prior to the Planning Commission meeting.
B.
The Township Engineer and the SEO may make additional reports and recommendations to the Township Planning Commission at any time during the review of the plan.
5.
Planning Commission Review for Completeness. Based upon the review of the plan by the Township Engineer and/or the Officer against the plan checklist, the Planning Commission shall have the authority to determine whether a submission is significantly incomplete. If the submission is determined by the Commission to be significantly incomplete, the plan shall be considered to have not been officially accepted by the Township. In such case, the filing and review fees shall be returned to the applicant, along with any escrow deposits minus the cost of Township legal and engineering reviews up to that point in time. If the Commission does not make a motion on the matter, then the submittal shall be considered to be accepted. A determination that a plan is significantly incomplete shall occur at a meeting of the Planning Commission within 30 days after a duly filed submittal. If a plan is not accepted, no further action is required by the Township and no deemed approval shall occur.
6.
Review by the Township Planning Commission. The Township Planning Commission shall review and recommend approval, conditional approval or denial of the preliminary subdivision and/or land development plan submitted to the Township as hereinafter set forth. Within the time required by the MPC (unless the applicant requests a written extension of time for the Township review process, and the Township Board of Commissioners agrees to the extension), the Planning Commission shall:
B.
Determine whether the plan meets the objectives and requirements of this Part and any other applicable ordinances, statutes and regulations.
C.
Review the plan with the applicant, his agent or representative, and recommend any needed revisions so that the submission will conform to this chapter.
D.
Recommend approval, conditional approval or denial of the plan within the time limits and in the manner specified in the MPC.
7.
Recommendation by the Township Planning Commission.
A.
The recommendation of the Township Planning Commission shall be in writing and shall be communicated to the applicant, not later than 15 days following the date of the decision, by mailing a copy of the recommendation to the applicant at his last known address.
B.
In the event the plan is recommended for disapproval, the decision shall specify the defects found in the plan, shall describe the requirements which have not been met and shall cite the provisions of this chapter or other applicable statute or ordinance relied upon which has not been satisfied or complied with by the applicant.
C.
Failure of the Township Planning Commission to make a recommendation and communicate it to the applicant within the time and manner required by the MPC shall be deemed a recommendation for approval of the plan as presented unless the applicant has agreed, in writing, to an extension of time or a change in the predescribed manner for communication of the decision.
D.
Upon request of the applicant, the Planning Commission may recommend upgrading a preliminary plan to a preliminary/final plan.
8.
Review by the Board of Commissioners.
A.
The applicant shall submit 10 copies of the final plan and all supporting documents to the Township Planning and Zoning Office at least 21 days prior to a regularly scheduled Board of Commissioners meeting.
B.
The Township Commissioners shall review the final plan, the written reports and recommendations of the Township Planning Commission, the County Planning Commission, the Township Engineer, and any other applicable reports. The Board of Commissioners may require such changes and modifications as they shall deem necessary or advisable in the public interest.
C.
The Board of Commissioners shall, within the time required by law, unless such time shall be extended with the approval of the applicant, render its final decision by approving, approving with conditions, or rejecting the final plan.
9.
Decision by the Board of Commissioners.
A.
The decision of the Board of Commissioners shall be in writing and shall be communicated to the applicant not later than 15 days following the date of the decision, by mailing a copy of the decision to the applicant at his last known address.
B.
Approval of the preliminary plan submission shall constitute conditional approval of the subdivision or land development as to the character and intensity of the proposed use, but shall not constitute approval of the final plan or authorize the sale of lots or construction of buildings.
C.
When the preliminary plan submission is disapproved, the decision shall specify the defects found in the submission, shall describe the requirements which have not been met, and shall cite the provisions of this chapter or other applicable statute or ordinance relied upon in each case.
D.
Failure of the Board of Commissioners to render a decision and communicate it to the applicant within the time period and in the manner specified by the MPC shall be deemed an approval of the plan as presented, unless the applicant has agreed in writing to an extension of time or a change in the prescribed manner of communication of the decision.
E.
Upon request of the applicant, the Board of Commissioners may upgrade a preliminary plan to a preliminary/final plan.
10.
Development in Stages.
A.
If requested by the applicant, the Board of Commissioners may permit the undertaking of the required improvements and the preparation of the final plan to be completed in a series of sections or stages, each covering a portion of the proposed subdivision as shown on the preliminary plan.
B.
If the final plan is to be submitted in sections or stages, a schedule shall be filed by the applicant with the preliminary plan delineating all proposed sections or stages, as well as the deadlines within which applications for final plan approval of each section or stage are intended to be filed. Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plan approval until final plan approval of the final section or stage has been granted, and any modification in the aforesaid schedule shall be subject to approval by the Board of Commissioners in its discretion.
C.
The Board of Commissioners shall approve both the boundaries and configuration of sections or stages of a development. Each section or stage or development proposed shall relate logically so as to provide continuity of access, extension of utilities and availability of amenities.
D.
Each section or phase in any staged subdivision, except for the last section, shall contain a minimum of 25% of the total number of lots as depicted on the preliminary plan, unless a lesser percentage is approved by the Board of Commissioners in its discretion.
E.
In no event shall a period of five years elapse between approval of the preliminary plan and submission of the final plan for the entire development without prior approval by the Board of Commissioners.
[Ord. 6-97-429, 6/12/1997, § 5.3]
1.
Plans Required.
A.
The following plans shall be required for all major subdivisions and land developments and shall show the information set forth in § 22-503(2) through § 22-503(11), as applicable.
2.
Drafting Standards Required for All Plans.
A.
Plans shall be prepared on a standard 18 inches by 24 inches, 24 inches by 36 inches, 30 inches by 42 inches or 36 inches by 48 inches, except when the Planning Commission and Board of Commissioners approve of other size plans.
B.
All information shall be legibly and accurately presented.
C.
_____
(1)
Plans shall be drawn at one of the following scales: one inch equals 20 feet; one inch equals 30 feet; one inch equals 40 feet or one inch equals 50 feet.
D.
All dimensions shall be set forth in feet and decimal parts thereof, and all bearings shall be set forth in degrees, minutes and seconds.
E.
Each sheet shall be identified, numbered and shall show its relationship to the total number of sheets. If match lines are employed, a legend showing sheet relationship shall be provided.
F.
Plans shall be so prepared and shall bear an adequate legend to indicate clearly which features are existing and which are proposed.
G.
Where any revision is made, or when the plan is a revision of a previously approved plan, dotted lines shall be used to show features or locations to be abandoned and solid lines to show the currently proposed features. Notations of revisions shall be dated.
H.
The perimeter boundary line of the site shall be shown as a solid bold line on the plan.
3.
General Information Required On All Plans.
A.
Titled; "Preliminary Plan."
B.
Sheet title (e.g., "Layout Plan").
C.
Name and location of subdivision or land development.
D.
Graphic and written scales.
E.
Date of plan and all subsequent revision dates including description of revision made to plan.
F.
The name, address, signature, certification and seal of the professional land surveyor responsible for the tract perimeter survey and property line surveying aspects of the plan, and the name, address, signature, certification and seal of the professional engineer responsible for all of the engineering aspects of the plan in conformity with the Pennsylvania Engineer, Land Surveyor and Geologist Registration law, Act of May 23, 1945, P.L. 913, as amended, 63 P.S. § 148 et seq., except that this requirement shall not preclude the acceptability of the preparation of a plat by a landscape architect in accordance with the Act of January 24, 1966, ((1965) P.L. 1527, No. 535), known as the "Landscape Architects Registration Law," when it is appropriate to prepare the plat using professional services as set forth in the definition of the "practice of landscape architecture" under § 2 of that Act. (See Professional Engineer's, Professional Land Surveyor's, or Professional Landscape Architect's Statement, Appendix C.)
4.
Information Required On All Layout Plans, Grading and Storm Drainage Plans, Utility Plans, Soil Erosion and Sedimentation Control Plans and Landscaping Plans.
B.
Location map drawn at a scale of one inch equals 1,000 feet, or other scale acceptable to the Township, showing a relation of the site to adjoining properties, streets, zoning district boundaries, municipal boundaries, watercourses (as defined in Part 2, § 22-201, Subsection 2), and any areas subject to flooding within 1,000 feet of any part of the subject property.
C.
Location of existing man-made features on the site and within 100 feet from the site being subdivided or developed.
(1)
Streets and rights-of-way (including name and right-of-way width) on the site and on immediately adjacent tracts.
(2)
Existing lot layout on the site and on immediately adjacent tracts.
(3)
State or federally registered historic sites or structures, including name and description.
(4)
Bridges.
(5)
Sanitary sewer and water lines.
(6)
Stormwater lines, drains and culverts.
(7)
Utility easements, restrictive covenants and easements for purposes which might affect development.
D.
Proposed Features.
(1)
Layout of streets with center lines, cartways and rights-of-ways and proposed names.
(2)
Layout of lots with identification number.
(3)
Building setback lines from all lot lines.
(4)
In nonresidential developments and planned residential developments, the arrangement and use of buildings and parking areas with all necessary dimensions and numbers of parking spaces (elevations and perspective sketches of proposed buildings are encouraged).
(5)
Rights-of-ways, restrictive covenants and easements for all drainage, utilities or other purposes which might affect development.
(6)
Sidewalks and pedestrian paths.
(7)
Open space areas.
(8)
Recreation facilities.
(9)
Proposed monuments with reference to proposed improvements.
5.
Layout Plan.
B.
Owner's Statement of Intent (see Appendix C).
D.
Project Summary List. The following information shall be listed on the plan:
(1)
Total acreage of site.
(2)
Applicable zoning district(s).
(3)
Total number of lots in the proposed development.
(4)
Required and proposed density of dwelling units per acre, if applicable.
(5)
Required lot size.
(6)
Proposed lot size, maximum, minimum and average.
(7)
Open space required.
(8)
Open space proposed.
(9)
Type of water systems.
(10)
Type of sanitary disposal system.
(11)
Lineal feet of new road.
(12)
The deed book volume and page number as entered by the County Recorder of Deeds, referencing the latest source of title to the land being subdivided or resubdivided, with copy of most recent deed(s) submitted with the plan.
(13)
Tax map parcel number, block and lot.
(14)
Required and proposed building and parking area setbacks and building height.
(15)
Required and proposed building coverage and impervious surface coverage.
(16)
Required and proposed number of parking spaces and method of computation.
E.
Proposed Features.
(1)
Dimensions and area of lots expressed both in square feet and acres.
(2)
Streets.
(a)
Cartway and right-of-way width.
(b)
Center line with bearings, distances, horizontal curve data and stations corresponding to the profile.
(c)
Right-of-way and curb lines with horizontal curve radii at intersections.
(d)
Beginning and end of proposed construction.
(e)
Tie-ins by course and distance of intersection of all public roads, with their names and widths of cartway and right-of-way.
6.
Grading and Storm Drainage Plan.
A.
B.
Natural features (if applicable, notes should appear on the plan indicating the absence of these features):
(2)
One-hundred-year floodplain, flood prone and alluvial soils.
(3)
Location and extend of various soil types with U.S. Soil Conservation Service characteristics, classifications and definitions for each.
(4)
Wooded areas and tree masses.
(6)
Permanent and seasonal high and low water table areas.
(7)
Rock outcrops and stone fields.
(8)
Contours on adjacent land within 500 feet of the tract plotted from U.S.G.S. Quadrangle Maps and at contour intervals of 10 feet.
(9)
Sinkholes and closed depressions.
C.
Street center-line data and stations corresponding to the profile.
D.
Storm Drainage.
(1)
Location and size of facilities with stations corresponding to the profile.
(2)
Location of inlets and invert elevation of flow line and grade at the top of each inlet.
(3)
Watershed areas for each drainage structure or swale.
(4)
Property lines and ownership, with details of easements where required.
(5)
Beginning and end of proposed construction.
(6)
Location of all other drainage facilities and public utilities in the vicinity of storm drain lines.
(7)
Hydraulic design standards for culverts, bridge structures and/or other storm facilities.
(8)
Sewer lines, storm drains and culverts.
E.
Proposed grading, location and typical cross section of proposed drainage swales.
7.
Utility Plan.
A.
If on-lot sanitary sewage disposal systems are being proposed:
(2)
Proposed location of wells.
(3)
Proposed or typical location of dwelling.
(4)
Proposed location of subsurface disposal field and alternate field.
(5)
Location of approved primary and secondary drainage fields, including percolation test holes and soil probe pits.
(6)
Permanent and seasonal high water table areas.
B.
If centralized sanitary sewers are being proposed:
(1)
Location and size of line with stations corresponding[??456] to the profile.
(2)
Location of manholes with invert elevation of flow line and grade at the tope of each manhole.
(3)
Property lines and ownership, with details of easements where required.
(4)
Beginning and end of proposed construction.
(5)
Location of laterals.
(6)
Location of all other drainage facilities and public utilities in the vicinity of sanitary sewer lines.
D.
If on lot water system is being proposed, location of all wells (existing and proposed).
E.
Storm or sanitary sewer lines, storm drains and culverts.
8.
Soil Erosion and Sedimentation Control Plan.
A.
Shall be in accordance with the regulations of the Lehigh County Conservation District.
B.
All stormwater runoff calculations shall be governed by the parameters set forth in Appendix D.
D.
Natural Features.
(2)
One-hundred-year floodplain, flood prone and alluvial soils.
(3)
Location and extent of various soil types with U.S. Soil Conservation Service characteristics, classifications and definitions for each.
(4)
Wooded areas and tree masses.
(6)
Permanent and seasonal high and low water table areas.
(7)
Rock outcrops and stone fields.
E.
Storm or sanitary sewer lines, storm drains and culverts.
10.
Sanitary Sewer, Water Distribution and Storm Drain Profiles.
A.
Profiles of existing ground surface water elevations at top of manholes or inlets.
B.
Profile of storm drain, waterline or sanitary or storm sewer showing type and size of pipe, grade, cradle, manhole and inlet locations and invert elevations along flow line.
C.
All line crossings of other utilities.
D.
Invert elevations along flow line at manholes, inlets and at line crossing of other utilities.
11.
Construction Details.
12.
Landscaping and Street Lighting Plan.
C.
Sizes, types and locations of shade and street trees and any other major proposed landscaping.
E.
Existing wooded area and tree masses and an indication of which existing trees and plantings are to remain.
F.
Types, spacing and location of street lighting poles.
G.
Type and intensity of the proposed lamps.
[Ord. 6-97-429, 6/12/1997, § 5.4]
1.
General Information. All deed restrictions imposed as a condition of plan approval by the Township shall be referenced both in the deed of conveyance and as a note on the plan. The Planning Commission or Board of Commissioners may require the inclusion of any specific restrictive covenants which will carry out the purposes of this chapter.
2.
Certification of Public Water Supply System. If the subdivision or land development is to be served with water by an existing water company or authority, the developer shall submit a copy of a letter from such water company or authority which states that the company or authority can adequately serve the subdivision and which states any conditions required by the company or authority for the provision of services.
3.
Certification of a Centralized Sewage Disposal System.
A.
Public. If the subdivision or land development is to be served by an existing sewer company or authority, the developer shall submit a copy of a letter from the company or authority which states that the company or authority can adequately serve the subdivision or land development and which states any conditions required by the company or authority for the provision of services. The developer shall also submit a copy of the planning module application and information forwarded to the DEP. Planning module approval will be a condition of preliminary plan approval.
B.
Private. If the subdivision or land development is to be served by a private centralized sewage disposal system, the developer shall submit a copy of the planning module application and information forwarded to the DEP. Planning module approval will be a condition of preliminary plan approval.
4.
Certification of On-Lot Sewage System. When the subdivision or land development is to be served by an individual on-lot sewage disposal systems, the developer shall submit a copy of the planning module application and information forwarded to the DEP. Planning module approval will be a condition of preliminary plan approval.
5.
Storm Drainage Calculations. All calculations prepared by a registered professional engineer (which shall be in accordance with Appendix D) relating to facilities appearing on the grading and storm drainage plan shall be submitted for review by the Township Engineer.
6.
Highway Occupancy Permit. If a subdivision or land development plan will require access to a street or highway under the jurisdiction of the Commonwealth of Pennsylvania Department of Transportation (PennDOT), the developer shall obtain and produce to the Township a highway occupancy permit approved by PennDOT, or evidence of the submission of an application to PennDOT, for access to any adjoining state highway. A note shall be placed on the submitted plan which states that a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945, P.L. 1242, No. 428, known as the "State Highway Law," before driveway access to a state highway is permitted.
7.
Traffic Impact Studies. Any subdivision or land development meeting any of the following requirements shall submit a traffic study report meeting the requirements of § 22-509 of this Part.
A.
Where a subdivision or land development is estimated to generate 500 trips per day or more (as based on the generation rates included in the Institute of Transportation Engineers, Trip Generation Manual, the latest edition).
B.
A subdivision or land development consisting of the following:
(1)
Residential: 50 or more dwelling units.
(2)
Commercial: 15,000 square feet or more of total floor area.
(3)
Office: 15,000 square feet or more of total floor area.
(4)
Industrial: 40,000 square feet or more of total floor area of any trucking company terminal.
(5)
Institutional: 20,000 square feet or more of total floor area.
C.
Any use or combination of uses on a lot or on a tract including contiguous lots in common ownership which would collectively or cumulatively generate 500 or more trips per day including existing uses at the time of subdivision or land development submission.