The following materials shall be submitted with an application
for review and approval of a preliminary plat:
A.
Ten copies of the plat in the form of a map or series of maps drawn
to a scale not smaller than 100 feet to the inch and showing the following:
(1)
The limits and dimensions of the tract(s) to be subdivided or developed
and the proposed name or identifying title of the subdivision or land
development. The date, scale, and north point. The tract's(s')
present deed reference(s) by book(s) and page(s).
(2)
Existing and proposed streets, both public and private, including
the name, widths of the right-of-way and cartway.
(3)
The location and dimensions, where applicable, of existing property
lines, buildings, railroads, easements, rights-of-way and land reserved
for public purposes; streams, trees, masses and wetlands; and the
location, courses and dimensions of existing sanitary and storm sewer
and water facilities.
(4)
The location and dimensions of proposed easements, buildings, property
lines, building setbacks, rights-of-way and land reserved for public
purposes; and the location, courses and dimensions of proposed sanitary
and storm sewer and water facilities.
(5)
Existing topographic contours at not more than five-foot intervals
or at such intervals that the contours shall have a maximum horizontal
spacing of 100 feet. The Planning Commission may also require supplemental
plans showing proposed final contour.
(6)
The name, address and telephone number of the owner and developer.
The name, seal and signature, address and telephone number of the
engineer, architect or surveyor who prepared the plat. The name(s)
and address(es) of the owner(s) of the tract(s) and the names of the
owners of adjoining tracts along with their respective deed references.
(7)
A location map taken from the applicable USGS quadrangle at a scale
of not less than 1:24,000 showing the proposed subdivision or land
development in relation to adjacent properties and existing streets
in that vicinity of the Township.
(8)
Approximate dimensions, lot numbers, and the approximate area and
proposed use of each lot. Areas shall be indicated as both gross and
net area.
(9)
Parcels of land intended to be dedicated or reserved for schools,
parks, playgrounds, parking, common open space or other public, quasi-public
or community purposes.
(10)
Location of all proposed driveways, clear sight triangles, and
sight distance provided at each proposed street and/or driveway intersection.
(11)
Details of any requested modifications of requirements from
this chapter.
(12)
Existing and proposed uses of the subject property.
(13)
Signed certification statement by a registered surveyor or registered
engineer certifying to the accuracy of the survey and plat.
(14)
Signed and notarized statement certifying that the undersigned
applicant has legal or equitable title in the land shown on the respective
plat, and a dedicatory statement to the Township for proposed Township
streets, public utility easements and/or lines, or other proposed
Township improvements.
B.
Cross-section drawings for all proposed streets showing rights-of-way,
cartway widths, location of sidewalks and planting strips. Profile
drawings of all proposed streets showing existing and proposed grades.
C.
Plans and profiles of proposed sanitary and storm sewer systems,
water distribution systems and any other pertinent utilities. Such
plans shall include grades, pipe sizes and the location of valves
and fire hydrants.
D.
Six copies of the appropriate sewage planning documentation pursuant
to the rules and regulations of the Pennsylvania Department of Environmental
Protection. Such documentation shall be prepared in accordance with
the rules and regulations of the Pennsylvania Department of Environmental
Protection. When necessary, sewage facilities planning modules shall
include, but shall not be limited to, the following information:
(1)
A plot plan indicating within the site the location of existing and
proposed buildings, lot lines, sewage or sewerage systems, all sources
of water supply such as wells, springs, ponds, streams, and other
bodies of water, rights-of-way, streets, roadways, highways, and access
routes.
(2)
Information relating to the type of water supply and sewage supply
provided or to be provided, including soil conditions and limitations
for on-lot sewage disposal if applicable.
(3)
Information relating to adjacent properties, buildings, sources of
water supply, ponds, streams, sewage, or sewerage systems, rights-of-way
and streets that may have a significant effect on the environmental
and sanitary aspects of the proposed subdivision or development.
(4)
Direction to north, direction of slopes and degree of slope.
(5)
Direction and distance to the nearest sewage treatment plant and
information as to its present or future accessibility in terms of
time, finances and load capacity, as well as the sources of this information.
(6)
Location and results of preliminary soil percolation tests, which
shall be conducted by a Pennsylvania Department of Environmental Protection
certified Sewage Enforcement Officer approved by the Township, in
accordance with the Rules and Regulations of the Pennsylvania Department
of Environmental Protection. Such soil percolation tests shall be
required in conjunction with all preliminary plat applications, unless
waived in advance in writing by the Township and the Department of
Environmental Protection.
(7)
Signatures of the applicant, Township Sewage Enforcement Officer,
and the County Planning Commission.
E.
All plats shall contain a note regarding the status of wetlands on-site
based upon a minimum of three factors: (1) the presence or absence
of hydric soils or soils with inclusions of hydric components as classified
by the Franklin County Conservation District, (2) National Wetlands
Inventory mapping, and (3) an inspection of the property by the responsible
surveyor or engineer. Where deemed necessary by the Board of Supervisors
and upon recommendation by the Planning Commission, an analysis of
wetland conditions on the subject property shall be performed. Such
analysis shall be prepared by a recognized professional wetlands consultant
and shall clearly state the existence or nonexistence of any wetlands
and shall delineate the field determined boundaries of those areas
should they exist. A note shall also be added which states that Metal
Township assumes no responsibility with regard to wetlands analyses
and delineations. This note shall also state that the accuracy of
each delineation presented to the Township shall be the responsibility
of the applicant and his consultant. A final determination of each
delineation's accuracy may be made by the Pennsylvania Department
of Environmental Protection, the United States Army Corps of Engineers,
or any subsequently empowered governmental regulatory agency. Plats
shall also include the location and boundaries of any one-hundred-year
floodplain and/or floodway within the subject property as identified
on the latest edition of FEMA's Flood Insurance Rate Maps for
the Township.
F.
Whenever a subdivision or land development, proposes earthmoving,
construction or development of any type, the applicant shall prepare,
for the use and review of the Township, two copies of an Erosion and
Sedimentation Control Plan, pursuant to the Rules and Regulations
of the Pennsylvania Department of Environmental Protection relative
to Erosion Control (Chapter 102). The design standards and specifications
for said Plan are contained in said Chapter 102. Said plan shall also
be submitted to the Franklin County Conservation District for review
and approval.
G.
Whenever a subdivision or land development is subject to the requirements of § 22-29 of this chapter, the applicant shall submit three copies of a traffic impact study for the Township's review and approval. The traffic impact study shall be prepared in accordance with the criteria set forth in § 22-29 and the recommendations of the Township Engineer.
A.
Upon receipt of the required plat and application materials, the Township Secretary shall forward one copy to the Township Engineer, four copies to the Franklin County Planning Commission for review and report (in accordance with § 22-10 of this chapter), and one copy to the Franklin County Conservation District.
B.
The Engineer shall review the plat in the context of the standards
and requirements of this chapter, from the standpoint of planning
and engineering requirements and considerations, and shall prepare
and transmit a written report thereon to the Planning Commission in
such a fashion as not to delay the Planning Commission's action
on the application in accordance with the provisions of this article.
C.
The Planning Commission shall receive and review the report of the
Township Engineer, the Franklin County Planning Commission, and, when
applicable, the Franklin County Conservation District. The Planning
Commission shall not take action upon any application until the county
review and report is received, or until the expiration of 30 days
from the date the application was received by the county agency.
D.
The Metal Township Planning Commission shall take action on a preliminary
plat within 62 days of the Township Planning Commission's first
meeting at which consideration of the application is given. The Commission
shall note its action on four copies of the plat. The four copies
of the plat shall then be forwarded to the Metal Township Board of
Supervisors, along with the Planning Commission's recommendation
concerning the Supervisors' approval or disapproval of the preliminary
plat. In the event that the Planning Commission recommends disapproval
by the Board of Supervisors of the application, it shall furnish along
with such recommendation a written statement of the defects in the
application, citing the specific provisions and section numbers of
this chapter with which the application does not comply. Upon its
approval of the preliminary plat, the Planning Commission shall also
recommend to the Metal Township Board of Supervisors that the appropriate
sewage planning documentation be formally adopted and submitted to
the Pennsylvania Department of Environmental Protection for its review.
In the event that the Planning Commission determines to recommend
approval of the application subject, however, to certain conditions,
the Planning Commission shall procure the applicant's written
acceptance or rejection of any and all conditions proposed for imposition
relative to the application, prior to submitting the application to
the Metal Township Board of Supervisors. In the event of the applicant's
failure to accept such conditions in writing within 62 days of the
first meeting at which the application was considered, the Planning
Commission's recommended approval of the application shall be
rescinded automatically.
E.
The Metal Township Board of Supervisors shall, upon receipt of the
Planning Commission's recommendation, take official action on
a preliminary plat application by either approving or denying the
same. Such official action by the Metal Township Board of Supervisors
shall be taken within 90 days of the Township's first meeting
at which consideration of the application is given. The Metal Township
Board of Supervisors shall note its action on all four copies of the
preliminary plat. One copy shall be retained for Township use. In
the event that the Metal Township Board of Supervisors denies a preliminary
plat application, written notice of such denial shall be furnished
to the applicant, by first class mail, postage prepaid, by the Township
Secretary, which notice shall inform the applicant of the defects
in the application, citing the specific provisions and section numbers
of this chapter, or other applicable laws or regulations, with which
the application does not comply. Such written notice of denial shall
be mailed within the aforesaid ninety-day time limit. The applicant
shall be likewise informed of the approval of his preliminary plat
application. The Board may also conditionally approve a preliminary
plat by so notifying the applicant in writing, which notification
shall include a specific statement of any and all conditions proposed
for imposition. In the event of the applicant's failure to accept
such conditions in writing within 31 days of the conditional approval,
the proposed approval of the plat shall be rescinded automatically;
provided, however, that, in such event, the Board shall comply with
the requirements of this section relating to written notice of preliminary
plat denial.
F.
Failure of the Township Supervisors to render a decision and communicate
it to the applicant within the time and in the manner required herein
shall be deemed an approval of the application in terms as presented
unless the applicant has agreed in writing to an extension of time
or change in the prescribed manner of presentation of communication
of the decision, in which case, failure to meet the extended time
or change in manner of presentation of communication shall have like
effect.
G.
Approval of the preliminary plat shall not constitute approval of
the final subdivision plat by the Township Supervisors.
