Township of Plainfield, PA
Northampton County
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[Ord. 3/6/1991, § 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. 3/6/1991, § 5.2; as amended by Ord. 263, 10/14/1998, § 1A-B; and by A.O.]
1. 
Preliminary Plan Submission Required.
A. 
A preliminary plan submission for a major subdivision or land development must be submitted by the applicant and reviewed in accordance with the provisions of Part 5.
B. 
A preliminary plan submission need not be submitted for a minor subdivision. (See Part 7 for procedures governing minor subdivisions and resubdivisions.)
2. 
Required Submission.
A. 
The applicant shall submit to the subdivision administrator at least 21 days prior to a regularly scheduled Planning Commission meeting:
(1) 
The required application fee as set forth in the Township fee schedule.
(2) 
Three copies of the application form (see Appendix 22-A), and the plan checklist (see Appendix 22-B).[1]
[1]
Editor's Note: Said appendixes are included as attachments to this Chapter.
(3) 
Fifteen copies of the preliminary subdivision or land development plan.
(4) 
Three copies of all supporting documents (unless additional copies are requested and/or requested).
B. 
All sheets for any submitted plan shall be folded so that the title of each sheet faces out.
3. 
Initial Actions by the Subdivision Administrator.
A. 
The subdivision administrator (hereinafter referred to as the administrator) shall review the submission for completeness.
B. 
If the administrator determines that the submission is incomplete, he/she shall not accept the submission, but rather, shall return the fee and materials comprising the plan submission to the applicant. In such event, the administrator shall notify the applicant, in writing, within five days after receipt of the submission that the submission is deemed incomplete and not accepted by the Township. The administrator shall specify the deficiencies in the plan submission.
C. 
If the administrator determines that the submission is complete except for such additional sets of plans and supporting documents as may be required in Subsection 3F, the administrator may accept the submission as being filed for review on the condition that the applicant shall submit such additional copies of plans and supporting documents to the administrator within five days from the date of such acceptance.
D. 
The administrator shall retain in the Township files the application fee receipt and one copy of the application form, plan checklist, preliminary subdivision or land development plan and supporting documents.
E. 
The administrator 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 preliminary subdivision or land development plan.
F. 
After the administrator accepts the submission as being filed for review, 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
(1)
Planning Commission Solicitor
1
0
(2)
Township Engineer
1
1
(3)
Township Sewage Enforcement Officer
1
1
G. 
The administrator shall, prior to the Planning Commission meeting at which a subdivision/land development is to be considered for the first time, review return receipts submitted by the applicant under Subsection 4B, below.
4. 
Applicant's Responsibility.
A. 
It is the applicant's responsibility to submit the required number of copies of the application, plan, checklist and supportive documents, along with any review fees, to the following agencies/departments for their review and approval.[2]
(1) 
Lehigh Valley Planning Commission.
(2) 
County Soil Conservation Service.
(3) 
Pennsylvania Department of Transportation.
(4) 
Pennsylvania Department of Environmental Protection.
(5) 
Plainfield Township Police Department.
(6) 
Plainfield Township Fire Department.
(7) 
Various utility companies.
[2]
Note: If agency/department review is required, and/or affected by proposed plan.
B. 
Notice to Adjacent Property Owners. The applicant, upon filing his/her plan, shall prepare a list of all property owners located within 200 feet of the boundary line of the proposed subdivision/land development. The applicant shall mail the notification contained within Appendix 22-F-1 of this Chapter to all property owners within 200 feet of the proposed subdivision/land development boundary line.
[Amended by Ord. No. 387, 3/14/2018]
(1) 
Notifications to such property owners shall be mailed by certified mail, return receipt requested, no later than 21 days before the date of the Planning Commission meeting at which the proposed subdivision/land development is to be considered by the Planning Commission for the first time.
(2) 
Applicant(s) shall furnish the Subdivision Administrator with a copy of the list of all property owners to whom notifications were mailed no later than 21 days before the first meeting of the Planning Commission at which the proposed subdivision/land development is to be considered by the Planning Commission for the first time.
(3) 
Proof of mailing shall be fulfilled by supplying copies of the postmarked certified mail receipts to the Subdivision Administrator. The applicant shall provide the Subdivision Administrator with the proofs of notification a minimum of three days prior to the Planning Commission meeting at which the proposed subdivision/land development is to be considered.
5. 
Review by Township Engineer and Sewage Enforcement Officer (hereinafter referred to as "SEO").
A. 
Within 20 days from the date the administrator accepts the plan for review, the Township Engineer and the Township SEO shall review the plan and prepare their reports and recommendations on the technical engineering considerations for submission to the Township Planning Commission.
B. 
The Township Engineer and the Township SEO may make such additional reports and recommendations to the Township Planning Commission at any time during the review of the plan.
6. 
Review by the Township Planning Commission.
A. 
The Township Planning Commission shall review and recommend approval, conditional approval or denial of the preliminary subdivision or land development plans submitted to the Township as hereinafter set forth. Within the time required by the MPC (90 days) (unless the applicant grants a written extension of time for the Township review process), the Planning Commission shall:
(1) 
Review all applicable reports received from various agencies and/or departments in reference to this application.
(2) 
Determine whether the plan meets the objectives and requirements of this Chapter, and any other applicable ordinances and statutes.
(3) 
Review the plan with the applicant, his agent or representative and recommend any needed revisions so that the submission will conform to this Part.
(4) 
Recommend approval, conditional approval or denial of the plan within the time limits 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 submission is recommended for disapproval, 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 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 period 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 prescribed manner for communication of the decision.
D. 
A subdivision may not be approved that by its creation makes an existing use or structure nonconforming. Such as a road making a side yard a front yard, or where an offset structure is in a sight easement.
8. 
Review by the Board of Supervisors.
A. 
The Township Supervisors shall review the preliminary plan, the written reports and recommendations of the Township Planning Commission, the Joint Planning Commission, the Township Engineer, and any other applicable reports. The Board of Supervisors may require or recommend such changes and modifications as they shall deem necessary or advisable in the public interest.
B. 
The Board of Supervisors shall, within the time required by law, unless such time be extended with the approval of the subdivider, land developer, or their authorized agent, render its final decision by approving, approving with conditions, or rejecting the preliminary plan.
9. 
Decision by the Board of Supervisors.
A. 
The decision of the Board of Supervisors 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 Supervisors 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.
10. 
Development in Stages.
A. 
If requested by the applicant, the Board of Supervisors 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 Supervisors in its discretion.
C. 
The Board of Supervisors shall approve both the boundaries and configuration of sections or stages of a development. Each section or stage of development proposed shall relate logically so as to provide continuity of access, extension of utilities, and availability of amenities.
D. 
Each section or stage in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan, unless a lesser percentage is approved by the Board of Supervisors in its discretion.
E. 
In no event shall 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 Supervisors.
11. 
Final Plan Submission Deadline.
A. 
An applicant shall submit a final plan within five days from the date of the approval of the preliminary plan by the Board of Supervisors, unless an extension in writing has been granted by the Board of Supervisors.
B. 
Conditions of a conditional preliminary approval must be satisfied within one year (unless a shorter time is specified in the conditional approval itself) from the date of the conditional preliminary approval and prior to the submission for final approval.
C. 
Failure to comply with this requirement shall render the preliminary plan null and void, and a new preliminary plan shall be submitted.
[Ord. 3/6/1991, § 5.3 as amended by Ord. 326, 9/12/2007, § 2]
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 Subsections 2 through 11, as applicable.
(1) 
Layout plan (see Subsections 2, 3, 4 and 5).
(2) 
Grading and storm drainage plan (see Subsections 2, 3, 4 and 6).
(3) 
Utility plan (see Subsections 2, 3, 4 and 7).
(4) 
Soil erosion and sedimentation control plan (see Subsections 2, 3, 4 and 8).
(5) 
Road profiles (see Subsections 2, 3 and 9).
(6) 
Sanitary sewer profiles (see Subsections 2, 3 and 10).
(7) 
Water system profiles (see Subsections 2, 3 and 10).
(8) 
Storm sewer profiles (see Subsections 2, 3 and 10).
(9) 
Construction details (see Subsections 2, 3 and 11).
B. 
The plans listed in Subsection 1A, may be combined if, in the discretion of the Supervisors, the clarity of such plans will not be impaired.
(1) 
Plans shall be prepared on a standard sheet of 18 inches by 24 inches or 24 inches by 36 inches or except when the Engineer approves of other size plans.
(2) 
All information shall be legibly and accurately presented.
2. 
Drafting Standards Required for All Plans Presented.
A. 
Plans shall be drawn at one of the following scales:
(1) 
One inch equals 20 feet.
(2) 
One inch equals 30 feet.
(3) 
One inch equals 50 feet.
B. 
Profiles shall be drawn at a vertical scale of:
(1) 
Two feet per inch.
(2) 
Five feet per inch.
(3) 
Ten feet per inch.
(a) 
For a horizontal scale of up to one inch equals 50 feet.
(4) 
Ten feet per inch.
(a) 
For a horizon scale of one inch equals 100 feet.
C. 
All dimensions shall be set in feet and decimal parts thereof, and all bearings shall be set in degrees, minutes and seconds.
D. 
Each sheet shall be 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 on each sheet.
E. 
Plans shall be so prepared and shall bear an adequate legend to indicate clearly which features are existing and which are proposed.
F. 
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.
G. 
The perimeter boundary line of the site shall be shown as a solid heavy line.
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 (with unique drawing number).
D. 
Graphic and written scales.
E. 
Date of plan and all subsequent revision dates.
F. 
Name, address, signature and seal of the plan preparer. (See Appendix 22-C and § 22-116).
4. 
Information Required on All Layout Plans, Grading and Storm Drainage Plans, Utility Plans, and Soil Erosion and Sedimentation Control Plans.
A. 
General Information.
(1) 
North arrow.
(2) 
Site boundaries with closure of one in 10,000.
(3) 
Boundaries of all adjoining properties with names of landowners with Tax Map, block and lot numbers.
(4) 
Location and type of all existing monuments.
B. 
Location map at a scale of one inch equals 1,000 feet showing a relation of the site to adjoining properties, streets, zoning district boundaries, municipal boundaries, watercourses as defined in § 22-202, and any areas subject to flooding within 1,000 feet of any part of the subject property.
C. 
Location of existing natural and man-made features on the site and within 100 feet from the site being subdivided or developed.
(1) 
Streets and rights-of -ways (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-way, 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 number of parking spaces (elevations and perspective sketches of proposed buildings are encouraged).
(5) 
Rights-of-way, 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.
(10) 
The proposed routing within the site for truck traffic.
5. 
Layout Plan.
A. 
Names and addresses of:
(1) 
Landowner.
(2) 
Developer.
(3) 
Applicant.
(4) 
Corporate officers of landowners, developers and applicant.
(5) 
Adjoining property owners, including those across adjacent roads.
B. 
Owner's statement of intent (see Appendix 22-C).[1]
(1) 
The owner shall acknowledge the statement contained in Appendix 22-C before an officer who is authorized to take acknowledgments.
(2) 
The seal of the notary public or other qualified officer acknowledging the owner's statement shall be impressed to the plan.
[1]
Editor's Note: Appendix 22-C is included as an attachment to this Chapter.
C. 
Approval/review and recording signature blocks (see Appendix 22-C) for:
(1) 
Township Board of Supervisors.
(2) 
Township Planning Commission.
(3) 
Joint Planning Commission.
(4) 
Northampton County Recorder of Deeds.
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) 
Density of dwelling units per acre.
(5) 
Required lot size.
(6) 
Proposed lot size, maximum, minimum and average.
(7) 
Open space required.
(8) 
Open space proposed.
(9) 
Type of water system.
(10) 
Type of sanitary disposal system.
(11) 
Lineal feet of new road.
(12) 
Deed source: volume and page.
(13) 
Tax Map parcel number, block and lot.
(14) 
Required building setbacks.
(15) 
Zoning variances granted.
E. 
Proposed Features.
(1) 
Dimensions, and areas of lots expressed in both 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 curblines with horizontal curve radii at intersections.
(d) 
Beginning and end of proposed construction.
(e) 
Tie-ins by courses and distances to intersection of all public roads, with their names and widths of cartway and right-of-way.
6. 
Grading and Storm Drainage Plan.
A. 
Existing and proposed contour lines at intervals of:
(1) 
Two feet (if slope is 15% or less).
(2) 
Five feet (if slope is over 15%).
(3) 
These contour intervals shall be based on a field survey or photogrammetric procedure at the appropriate scale. Extrapolation from USGS maps shall not be acceptable.
B. 
Natural Features.
(1) 
Slope areas (shall be differentiated by shadings or markings).
(a) 
Eight percent to 15%.
(b) 
Sixteen percent to 25%.
(c) 
Over 25%.
(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 significant tree masses.
(5) 
Watercourses, as defined in § 22-202 (together with names, if any).
(6) 
Permanent and seasonal high and low water table areas.
(7) 
Rock outcrops and stone fields.
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 with 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:
(1) 
Existing and proposed contour lines at intervals of:
(a) 
Two feet (if slope is 15% or less).
(b) 
Five feet (if slope is over 15%). Contour intervals shall be based on a field survey or photogrammetric procedure.
(2) 
Proposed location of wells.
(3) 
Proposed or typical location of dwelling.
(4) 
Proposed location of primary subsurface disposal field and alternate field.
(5) 
Location of percolation test holes and soil probe pit.
(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 to the profile.
(2) 
Location of manholes with invert elevation of flow line and grade at the top 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.
C. 
If centralized water system is being proposed:
(1) 
Location and size of waterline, valves and fittings.
(2) 
Plans pertaining to water source.
(3) 
Fire hydrants.
D. 
If on-lot water system is being proposed, location of all wells (existing and proposed).
E. 
Streetlighting.
F. 
Sewer lines, storm drains and culverts.
8. 
Soil Erosion and Sedimentation Control Plan.
A. 
Shall be in accordance with the regulations of the Northampton County Conservation District.
B. 
All stormwater runoff calculations shall be governed by the parameters set forth in Appendix 22-D.
C. 
Existing and proposed contour lines at intervals of:
(1) 
Two feet (if slope is 15% or less).
(2) 
Five feet (if slope is over 15%). (Contour intervals shall be based on a field survey or photogrammetric procedure.)
D. 
Natural features.
(1) 
Slope areas (shall be differentiated by shadings or markings).
(a) 
Eight percent to 15%.
(b) 
Sixteen percent to 25%.
(c) 
Over 25%.
(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 significant tree masses.
(5) 
Watercourses, as defined in § 22-202 (together with names, if any).
(6) 
Permanent and seasonal high and low water table areas.
(7) 
Rock outcrops and stone fields.
E. 
Sewer lines, storm drains and culverts.
9. 
Road Profiles.
A. 
Profile of existing ground surface along center line of street.
B. 
Proposed center line grade with percent on tangents.
C. 
All vertical curve data including length, elevations and minimum sight distance as required and elevations at fifty-foot intervals by Part 10.
10. 
Sanitary Sewer, Water Distribution and Storm Drain Profiles.
A. 
Profile of existing ground surface with elevations at top of manholes or inlets.
B. 
Profile of storm drain waterline or 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.
A. 
Typical cross-section and specifications for street construction as required by Part 10.
B. 
Drainage swale cross-section and construction materials.
C. 
Pipe bedding details.
D. 
Storm drainage structures.
E. 
Sanitary sewer structures.
F. 
Water system appurtenances.
G. 
Curb and sidewalk detail.
[Ord. 3/6/1991, § 5.4; as amended by A.O.]
1. 
General Information.
A. 
All private deed restrictions or covenants already imposed or to be imposed as a condition to sale.
B. 
Map of all property holdings of the owner within 1,000 feet of the proposed subdivision, indicating the site of proposed subdivision.
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 and which states any conditions required by the company or authority for the provision of services.
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 a completed planning module for land development.
4. 
Certification of On-lot Sewage System. When the subdivision or land development is to be served by individual on-lot sewage disposal systems the developer shall submit a copy of a completed planning module for land development. In addition, the following shall be indicated on the plan: date, name of person responsible for on-lot tests, test numbers which correlate with test report and actual test data.
5. 
Storm Drainage Calculations. All calculations prepared by a registered professional engineer (which shall be in accordance with Appendix 22-D) relating to facilities appearing on the grading and storm drainage plan and the soil erosion and sedimentation control plan shall be submitted for review by the Township Engineer.
6. 
Development Statement and Schedule. A statement setting forth in detail the character of the improvements the applicant proposes to make on the property to be developed and a development schedule indicating the approximate date when construction can be expected to begin and be completed.
7. 
Highway Occupancy Permit. A highway occupancy permit approved by PennDOT for access to any adjoining state highway.
8. 
Traffic Study. If required by § 27-410 of the Township Zoning Ordinance [Chapter 27].
9. 
Sewage Module. A copy of the completed application to the Pennsylvania Department of Environmental Protection of the sewage planning module, if applicable.
10. 
Wetlands. Sufficient information by a qualified professional showing the presence or absence of wetlands.
11. 
Soil Erosion and Sedimentation Control. A narrative describing the proposed control methods.
12. 
Proof of Ownership. Copy of deed if owner or signed agreement if equitable owner.