[Ord. 6-97-429, 6/12/1997, § 7.1]
Classification of a proposed subdivision as a minor subdivision,
resubdivision, or lot consolidation plan permits the developer and
Township to utilize a simplified procedure for reviewing such subdivision
prior to approval and recording.
[Ord. 6-97-429, 6/12/1997, § 7.2]
1.
Plan Submission. A plan labeled a preliminary/final minor subdivision plan for a proposed minor subdivision or a plan labeled a preliminary/final resubdivision plan for a proposed resubdivision, containing information in accordance with the provisions of this Part shall be submitted by each applicant. (Section 22-707 addresses the review procedures and plan requirements for a lot consolidation plan).
2.
Submission Deadline and Plan Requirements. The applicant shall submit
to the Township Planning and Zoning Office at least 25 days prior
to a regularly scheduled Planning Commission meeting:
A.
The required application fee and escrow deposit as set forth in the
Township Fee Schedule.
B.
Two copies of the application form (see Appendix A), and the Plan
Checklist (see Appendix B).
C.
Fifteen copies of the plan.
D.
Fifteen copies of all supporting documents. All sheets for any submitted
plan shall be folded so that title of each plan appears in 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 copies of the plan and supporting documents as may be required in § 22-702, Subsection 2. The applicant shall submit such additional copies of the plan and supporting documents to the Officer within five days from the date of notification that § 22-702, Subsection 2, has not been met. A submission will not be accepted and plans will not be processed until § 22-702, Subsection 2, is met.
C.
The Officer shall retain in the Township files the application fee
receipt and one copy of the application form, final plan checklist,
the plan and supporting documents.
D.
After the Officer determines that the submission requirements of § 22-702, Subsection 2, 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 Supporting Documents
|
|---|---|---|
|
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*
|
|
*
|
If applicable or appropriate.
|
E.
The applicant is required to make a formal submission to the County
Planning Commission and possibly 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, plan
checklist, and plan and supporting documents.
4.
Review by Township Engineer and SEO.
A.
The Officer shall forward the plan to the Township Engineer and the
SEO, if applicable, for review. The Township Engineer and SEO, if
applicable, shall review the plan and prepare their reports and recommendations
on the technical and engineering considerations for submission to
the Township Planning Commission. Comments should be forwarded to
the Township office at least five days prior to the next regularly
scheduled Planning Commission meeting.
B.
The Township Engineer and the SEO may make additional reports and
recommendations to the 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 is hereby delegated by the Board of Commissioners of Salisbury
Township the power, duty and authority to review and grant approval,
conditional approval or denial of any plan for a minor subdivision,
a resubdivision, or a lot consolidation plan submitted to the Township
as hereinafter set forth. Within the time limits specified by the
MPC, unless the applicant grants a written extension of time for the
Township review process, the Planning Commission shall:
B.
Determine whether the plan meets the objectives and requirements
of this chapter, and other applicable ordinances and statutes.
C.
Review the plan submission with the applicant, his agent or representative
and recommend any needed revisions so that the submission will conform
to this chapter.
D.
Approve, conditionally approve, or deny the plan within the time
limits and in the manner specified by the MPC.
7.
Decision by the Township Planning Commission.
A.
The decision 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 decision
to the applicant at his last known address.
B.
In the event the plan is denied, 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 the ordinance or statute
relied upon which have not been satisfied or complied with by the
applicant.
C.
Failure of the Planning Commission to render a decision and communicate
it to the applicant within the time and in the manner required 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 predescribed manner of communication of the decision.
D.
The applicant shall have the right to appeal the decision of the
Planning Commission to the Court of Common Pleas of Lehigh County,
Pennsylvania, within the time limits and in the manner prescribed
by the MPC.
[Ord. 6-97-429, 6/12/1997, § 7.3]
1.
Drafting Standards.
A.
Plans shall be prepared on a standard sheet of 18 inches by 24 inches,
24 inches by 36 inches, 30 inches by 42 inches or 36 inches by 48
inches.
B.
All information shall be legibly and accurately presented.
C.
The plan shall be drawn at one of the following scales: one inch
equals 20 feet; one inch equals 30 feet; one inch equals 50 feet.
D.
All dimensions shall be set in feet and decimal parts thereof, and
bearings shall be set in degrees, minutes and seconds.
E.
Each sheet shall be identified, numbered and shall show its relationship
to the total number of sheets.
F.
Plans shall be so prepared and shall bear an adequate legend to indicate
clearly what features are proposed.
G.
When the plan is a revision of a previously approved plan, the date
of each revision shall be noted.
H.
The perimeter boundary line of the tract(s) of land comprising the
minor subdivision or the resubdivision shall be shown as a solid heavy
line on the plan.
2.
General Information. The plan shall provide the following information:
A.
Name and location of minor subdivision or resubdivision.
C.
The landowner's statement of intent (see, Appendix C).
D.
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, as found at 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), know
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 the Act. (See professional engineer's and professional land surveyor's,
or professional landscape architect's statement, Appendix C).
F.
Location map drawn at a scale of one inch equals 1,000 feet or other
scale acceptable to the Township, showing the relation of the site
to adjoining properties and to all streets, roads, municipal boundaries,
zoning districts, watercourses, and any areas subject to flooding
within 1,000 feet of any part of the property.
G.
North arrow.
H.
Graphic and written scale.
I.
Date of plan and all subsequent revision dates.
J.
Boundaries of all adjoining properties with names of landowners.
K.
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 the most recent deed(s) submitted
with the plan).
L.
Tax map parcel, block and lot number for the tract being subdivided
or resubdivided.
3.
Location of Natural Features on the Site and Within 100 Feet of the
Site. The following information regarding the location of natural
features and natural features within 100 feet of the site shall be
shown on the plan (If applicable, notes shall appear on the plan indicating
the absence of these features.):
A.
Contour line based on a recent field survey, and/or photogrammetric
procedures at vertical intervals of not more than two feet for land
with an average natural slope of 5% or less, and at intervals of not
more than five feet for land with an average natural slope exceeding
5%.
C.
Permanent and seasonal high and low water table areas.
D.
Rivers, streams, creeks, rivulets, watercourses, lakes, ponds, dammed
waters, springs, wetlands and all other bodies or channels of conveyance
of surface and underground water with names, if any.
E.
One-hundred-year floodplain, flood prone and alluvial soil areas.
F.
Location and extent of various soil types with U.S. Soil Conservation
Service definitions and the characteristics and classifications for
each.
G.
Rock outcrops and stone fields.
H.
Wooded areas and significant tree masses.
4.
Boundary Line of Tract. The plan shall provide:
A.
The boundary lines of the area being subdivided or resubdivided:
(1)
The boundaries of the lots being newly created or resubdivided
shall be determined by accurate field survey, closed with an error
not to exceed one in 10,000 and balanced.
(2)
The boundaries of any residual tract which is 10 acres or less
shall be determined by accurate field survey, closed with an error
not to exceed one in 5,000 and balanced.
(3)
The boundaries of any residual tract which is greater than 10
acres may be determined by deed.
B.
Location and type of all existing monuments.
5.
Location of Existing Man-Made Features on the Site and Within 100
Feet of the Site. The following information regarding the location
of existing man-made features on the site and within 100 feet of the
site shall be shown on the plan:
A.
Sufficient bearings, lengths of lines, radii, arc lengths, street
rights-of-way and cartway widths, and right-of-way easement widths
of all lots, streets, rights-of-way easements and community or public
areas to accurately and completely reproduce each and every course
on the ground.
B.
Existing lot layout on the site.
C.
State or federally registered historic sites or structures, including
names and descriptions.
D.
Sanitary sewer and water lines.
E.
Stormwater lines, drains and culverts.
F.
Utility easements and restrictive covenants and easements for purposes
which might affect development.
7.
Proposed Layout.
A.
Total acreage of site.
B.
Proposed lot layout with identification number and total number of
lots.
C.
Lot width, depth and area.
D.
Rights-of-way, restrictive covenants and easement for all drainage,
utilities and other purposes which might affect development.
E.
Open space areas and recreation areas.
F.
The following items shall be shown on the plan using the symbols
shown:
 |
Dwelling or structure
|
 |
Well
|
 |
Septic tank
|
 |
Primary leach field
|
 |
Secondary leach field
|
 |
Approved soil probe location
|
 |
Approved percolation test location
|
G.
Any storm drainage facilities and structures.
H.
Street trees (species and locations).
I.
Buffer area, if applicable.
8.
Covenant.
A.
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.
B.
The Planning Commission may require the inclusion of any specific
restrictive covenants which will carry out the purposes of this chapter.
9.
Additional Information. The Planning Commission may require submission
of any additional information required for the final plan of a major
subdivision under Part 6.
[Ord. 6-97-429, 6/12/1997, § 7.4]
1.
Names and Addresses of Surrounding Property Owners. The applicant
shall furnish to Township a list of the names and addresses of all
property owners within 150 feet of the subject site so that the Township
may notify surrounding property owners of the proposed plan.
2.
Planning Module. The applicant shall submit a copy of the planning
module application and information forwarded to the Pennsylvania Department
of Environmental Protection (as required by the Pennsylvania Sewage
Facilities Act, Act 537, as amended), if applicable.
[Ord. 6-97-429, 6/12/1997, § 7.5]
1.
Each applicant for a proposed minor subdivision shall provide monetary
compensation to the Township for the purpose of permitting the Township
to provide recreational services and facilities for the residents
of the area.
2.
The amount of monetary compensation to be paid to the Township shall
be the base fee amount per dwelling unit established by resolution
by the Board of Commissioners as amended from time to time.
3.
A note indicating that the applicant shall be required to provide
monetary compensation to the Township for recreational purposes shall
be placed on the plan.
4.
The monetary compensation for recreational purposes shall be paid
by the applicant after the applicant has received plan approval by
the Planning Commission and prior to the applicant's recordation of
the plan with the Lehigh County Recorder of Deeds.
5.
The recreation contribution when paid by the applicant shall be placed
in the Township's Recreation Account.
[Ord. 6-97-429, 6/12/1997, § 7.6]
No more than one minor subdivision or resubdivision plan may be approved for the same original tract, or the substantially same original tract, by utilizing the expedited submission and review procedures set forth in this Chapter 7 within a period of five years. All proposed subdivisions or resubdivisions on the same original tract, or the substantially same original tract, within said five-year period shall follow the Township submission procedures and requirements for major subdivisions.
[Ord. 6-97-429, 6/12/1997, § 7.7]
1.
Plan Submission. A plan labeled a preliminary/final lot consolidation
plan for a proposed lot consolidation, or lot line deletion for the
purpose of combining two or more lots, containing information in accordance
with this section, shall be submitted by each applicant.
2.
Review of Plans.
A.
The applicant shall submit to the Township Planning and Zoning Office
at least 25 days prior to a regularly scheduled Planning Commission
meeting:
(1)
The required application fee and escrow deposit as required
in the Township Fee Schedule.
(2)
Two copies of the application form (see Appendix A) and plan
checklist (see Appendix B).
(3)
Ten copies of the plan and any supporting documentation.
|
All sheets submitted shall be folded so that the title of each
plan appears in the upper or lower right hand corner of the sheet.
|
B.
The plans will be reviewed for completeness, distributed and reviewed for approval as described in § 22-702, Subsections 3, 5 and 6, except that the plan shall only be distributed to the Planning and Zoning Officer, Planning Commission and County Planning Commission for review, unless some other Township Ordinance or state or federal regulation requires review by some other outside agency. Upon review of the plans, the Planning Commission may require that the applicant submit additional information as required in § 22-703 or 22-704 of this chapter or may request that an additional agency or person (listed in § 22-702, Subsection 3E) review such plans and submit comments or recommendations.
3.
Plan Requirements.
B.
General Information. The plan shall provide the following information:
(1)
Name and location of the lot consolidation plan.
(3)
The landowner's statement of intent (see Appendix C).
(4)
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 Professional Engineers Registration Law, Act of May
23, 1945, P.L. 913, as amended, as found at 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), know 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 and professional land surveyor's
statements, Appendix C).
(6)
North arrow.
(7)
Graphic and written scale.
(8)
Date of plan and all subsequent revision dates.
(9)
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 consolidated (with a copy of the most recent deeds submitted
with the plan).
(10)
Tax map parcel, block and lot number for the tracts being consolidated.
C.
E.
Covenant.
(1)
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.
(2)
The Planning Commission may require the inclusion of any specific
restrictive covenants which will carry out the purposes of this chapter.
F.
Supporting Documents and Information. The applicant shall furnish
to Township a list of the names and addresses of all property owners
within 150 feet of the subject site so that the Township may notify
surrounding property owners of the proposed plan.
