Township of Plainfield, PA
Northampton County
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Table of Contents
Table of Contents
[Ord. 3/6/1991, § 7.1]
Classification of a proposed subdivision as a minor subdivision or resubdivision permits the developer and Township to utilize a simplified procedure for reviewing such subdivision prior to approval for recording.
[Ord. 3/6/1991, § 7.2; as amended by Ord. 263, 10/14/1998, § 1C; and by A.O.]
1. 
Plan Submission. A plan labeled a "Preliminary/Final Minor Subdivision Plan" for a proposed minor subdivision, or a plan labeled a "Resubdivision Plan" for a proposed resubdivision, (hereinafter respectively referred to as the "plan"), the provisions of this Part shall be submitted by each applicant.
2. 
Submission Deadline and Plan Requirements.
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: These appendixes are included as attachments to this Chapter.
(3) 
Fifteen copies of the plan.
(4) 
Three copies of all supporting documents (unless additional copies are required and/or requested.) 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 official shall notify the applicant, in writing, within five days after receipt of the submission whether the submission is deemed incomplete and not accepted by the Township, and the administrator shall specify the deficiencies in the plan submission.
C. 
If the administrator determines that the submission is complete except for such additional copies of the plan 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 the plan 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, final plan checklist, the 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 application form, plan checklist, and plan and supporting documents.
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 prepare the notification and forward to the applicant, 15 days prior to the next regularly scheduled meeting, along with a list of all property owners within 200 feet of subdivision/land development site.
H. 
The administrator shall review returned receipts to his/her list to assure all property owners have been notified.
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) 
Joint 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]
If agency/department review is required, and/or affected by proposed plan.
B. 
The applicant, upon receipt of the notification and list from the Township Administrator, shall mail the notification, return receipt requested, and shall provide copies of the signed returned receipts to the administrator. All property owners within 200 feet of said subdivision/land development shall be notified.
5. 
Review by Township Engineer, and Sewage Enforcement Officer (Hereinafter Referred to as "SEO").
A. 
Within 20 days from the date the officer accepts the plan for review, the Township Engineer and the SEO shall review the plan and prepare their reports and recommendations on the technical and engineering considerations for submission to the Township Planning Commission.
B. 
The Township Engineer and the SEO may make such additional reports and recommendations to the Planning Commission at any time during the review of the plan.
6. 
Review by the Township Planning Commission. The Township Planning Commission is hereby delegated by the Board of Supervisors of Plainfield Township the power, duty and authority to review and approve, conditionally approve, or deny the final subdivision plan submitted to the Township hereinafter set forth. Within the time required by the MPC (unless the applicant grants a written extension of time for the Township review process), the Planning Commission shall:
A. 
Review all applicable reports received from the agencies and officers listed in § 22-602, Subsection 4F.
B. 
Determine whether the plan meets the objectives and requirements of this Chapter, and other applicable ordinances and statutes.
C. 
Review the plan with the applicant, his agent or representatives so that the submission will conform to this Chapter.
D. 
Approve, conditionally approve or deny the plan within the time limits specified by the MPC.
E. 
The approval of the final plan by the Planning Commission shall not constitute an acceptance of the dedication of any street or other proposed public way, space or area shown on the final plan, but rather any such acceptance of dedication shall only be made by the Board of Supervisors after review of the area to be dedicated by the Township Engineer to make sure the conditions of dedication have been met.
F. 
If the Board of Supervisors elects to accept lands offered for dedication in an approved minor subdivision, the submission may be accompanied by duly executed instruments of conveyance to the Township. Such instruments shall state that the title thereof is free and unencumbered.
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 disapproved, the decision shall specify the defects found in the plan, shall describe the requirements which have not been met and shall cite the provisions for 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 for 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 Northampton County, Pennsylvania, within the time limits and in the manner prescribed by the MPC.
E. 
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 Board of Supervisors shall review the final 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 authorized agent, render its final decision by approving, approving with conditions or rejecting the final 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. 
The approval of the final plan by the Board of Supervisors shall not constitute an acceptance of the dedication of any street or other proposed public way, space or area shown on the final plan.
(1) 
Any such acceptance of dedication shall be specifically stated along with the signatures required for approval.
(2) 
If the Board of Supervisors elects to accept lands offered for dedication, the submission shall be accompanied by duly executed instruments of conveyance to the Township. Such instruments shall state that the title thereof is free and unencumbered.
C. 
When the final 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 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 change in the prescribed manner of communication of the decision.
[Ord. 3/6/1991, § 7.3]
1. 
Drafting Standards.
A. 
Plans shall be prepared on a standard sheet of 18 inches by 24 inches or 24 inches by 36 inches, except when the Engineer approves of other size plans.
B. 
All information shall be legibly and accurately presented.
C. 
The plan 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 40 feet.
(4) 
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 existing and what features are proposed.
G. 
When the plan is a revision of a previously approved plan, note the date of each revision.
H. 
The perimeter boundary line of the minor subdivision or 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.
B. 
Names and addresses of:
(1) 
Landowner.
(2) 
Applicant.
(3) 
Developer.
(4) 
Adjoining property owners, including those across adjacent roads.
(5) 
Corporate officers.
C. 
The landowner's statement of intent. (See Appendix 22-C.)
(1) 
The landowner shall acknowledge said statement of intent before an officer authorized to take acknowledgments.
(2) 
The seal of a notary public or other qualified officer shall be impressed to the plan acknowledging the landowner's statement of intent.
(3) 
Proof of ownership.
D. 
Name, address, signature and seal of the plan preparer. (See Appendix 22-C and § 22-116.)
E. 
Review/approval/recording signature blocks (see Appendix 22-C) for:
(1) 
Township Planning Commission.
(2) 
Township Engineer.
(3) 
County Planning Commission.
(4) 
Northampton County Recorder of Deeds.
F. 
Location map drawn at a scale of one inch equals 1,000 feet or larger, 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 with tax parcel numbers.
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.
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:
A. 
Contour lines and/or photogrammetric procedures, based on a recent field survey, 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%.[1]
[1]
The requirements of Subsections 3A and 3B need not be shown on any resubdivision plan where the plan proposes only to delete a lot line for the purpose of joining or annexing a lot to an adjacent lot, parcel or tract of land or where this information was shown on the original subdivision plan.
B. 
Shading or marking differentiating the slopes noted below shall be illustrated on the plan.[2]
(1) 
Eight percent or less slope.
(2) 
Greater than 8% to 15% slope.
(3) 
Greater than 15% slope.
(4) 
Greater than 25% slope.
[2]
The requirements of Subsections 3A and 3B need not be shown on any resubdivision plan where the plan proposes only to delete a lot line for the purpose of joining or annexing a lot to an adjacent lot, parcel or tract of land or where this information was shown on the original subdivision plan.
C. 
Permanent and seasonal high 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. The presence or absence of wetlands should be certified by a qualified individual.
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 Lines 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 10,000 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.
C. 
Location of all fences and fence corners, tree rows, driveways, existing easements and rights-of-way, public or private.
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, water lines, septic systems, wells and other utilities.
E. 
Stormwater lines, drains and culverts.
F. 
Utility easements and restrictive covenants and easements for purposes which might affect development.
G. 
Any structure within a front, side or rear yard shall be exactly located from the property line.
6. 
Zoning Requirements.
A. 
Applicable district.
B. 
Lot size and yard requirements.
C. 
Building setback lines.
D. 
Any zoning variances should be noted including description and date of action.
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. The Plan shall contain the following statement: "Open space may not be separately sold, nor be further developed or subdivided."
F. 
The following items shall be shown on the plan using the symbol shown:
022c Subd Plan Dwelling Symbol.tif
Dwelling or structure
022d Well Symbol.tif
Well
022e Septic Tank Symbol.tif
Septic tank
022f Primary Leach Field Symbol.tif
Primary leach field
022g Secondary Leach Field Symbol .tif
Secondary leach field
022h Probe Symbol.tif
Approved soil probe location
022i Approved Perc Symbol.tif
Approved percolation test location including numbered test holes
022j Failed Perc Symbol.tif
Failed and/or abandoned percolation test location including numbered test holes
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. Additionally, the letter "R" (signifying a restriction on the lot) shall be placed in the lower left hand corner of each individual lot on the plan encumbered by any such deed restriction or covenant, with the exception that such letter notation shall not be required to be placed on a lot on the plan by virtue of the existence of standard utility and drainage easements located along lot lines as required under this Chapter.
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 the submission of any additional information required for the final plan of a major subdivision under Part 6.
[Ord. 3/6/1991, § 7.4; as amended by A.O.]
Planning Module. The applicant shall provide to the Township the Pennsylvania Department of Environmental Protection planning module for land development (as required by the Pennsylvania Sewage Facilities Act, Act 537, as amended, 35 P.S. § 750.1 et seq.).
[Ord. 3/6/1991, § 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 established by resolution by the Board of Supervisors. Commencing January 1 of each year following the date of enactment of this Chapter amending minor subdivision or resubdivision review procedures, the base fee amount shall be increased by the Annual Consumer Price Indices Inflation Factor (hereinafter "CPI") for the preceding year. The base fee amount shall be compounded annually in accordance with each year's CPI.
3. 
A note on the plan 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 recording of the plan with the Northampton County Recorder of Deeds.
5. 
The recreational contribution when paid by the applicant shall be placed in the Township's Recreational General Fund.
[Ord. 3/6/1991, § 7.6]
More than one minor subdivision may be approved for the same original tract of substantially the same original tract. However, no more than a total of three new lots may be created as a result of any minor subdivision or subdivisions within a five-year period. If the lots created by a proposed minor subdivision would with the other lots created by previous minor subdivisions of the same tract or substantially the same tract within the past five days result in a total of four or more new lots being created over said five-year period then said proposed minor subdivision may not be submitted as a minor subdivision but must follow the Township submission procedures and requirements for major subdivisions.