[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
28 days prior to a regularly scheduled Planning Commission meeting:
[Amended by Ord. No. 412, 4/13/2022; and by Ord. No. 413, 7/13/2022]
(1)
The required application fee as set forth in the Township fee
schedule.
(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).
(5)
In addition to the required sets of prints, all required plans for
preliminary major subdivisions and land developments shall also be
provided to the subdivision administrator in digital format as one
PDF on a USB flash drive, CD-ROM, DVD, file-sharing service, or other
similar technology approved for use by the subdivision administrator.
The digital plans shall be submitted at the same time that the overall
application is submitted to the Township. The digital version of the
plans shall be formatted in the same scale as the printed version
of the plans, and shall be plotted in a manner that will allow for
reproduction of the plans at the same scale. Digital plans shall be
submitted for all subsequent plan revisions (as applicable) and for
any and all subsequent submissions of preliminary, final or preliminary/final
major subdivision and land development plan submissions (as applicable).
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)
Northampton County Conservation District.
[Amended by Ord. No. 413, 7/13/2022]
(3)
Pennsylvania Department of Transportation.
(4)
Pennsylvania Department of Environmental Protection.
(5)
Slate Belt Regional Police Department.
[Amended by Ord. No. 413, 7/13/2022]
(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.
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.
2.
Drafting Standards Required for All Plans Presented.
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.
4.
Information Required on All Layout Plans, Grading and Storm Drainage
Plans, Utility Plans, and Soil Erosion and Sedimentation Control Plans.
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.
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.
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:
B.
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 significant tree masses.
(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:
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.
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.
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 significant tree masses.
(6)
Permanent and seasonal high and low water table areas.
(7)
Rock outcrops and stone fields.
E.
Sewer lines, storm drains and culverts.
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.
[Ord. 3/6/1991, § 5.4; as amended by A.O.]
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.
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.
