The standards, requirements, and procedures contained in this article shall govern the submission and processing of all applications for subdivision and/or land developments in the Borough.
All applications for subdivision and/or land development shall be classified as sketch plans, preliminary plans, final plans, or minor plans, as further regulated herein. Figure 600-3.1[1] graphically presents the general plan processing procedure.
A.
Sketch plans. The Borough strongly recommends applicants submit a preapplication sketch plan for all plans in accordance with the requirements of § 600-11, Sketch plan submission requirements, and § 600-12, Sketch plan review procedure. Where only a portion of the property is currently proposed for subdivision or land development, a sketch plan shall show how the immediate proposal can fit logically into an overall plan for the entire site.
D.
Minor plans. Applications which qualify as minor plans are not required to submit a sketch plan and may be submitted for concurrent preliminary and final plan processing and approval, in accordance with the standards and requirements of § 600-18, Minor plan submission requirements and review procedure.
[1]
Editor's Note: Said figure is included as an attachment to this chapter.
A.
Purposes. The purposes served by a sketch plan are as follows:
(1)
To inform the Borough of an applicant's intent to subdivide and/or develop a property, and graphically show the concepts and extent of the proposal.
(3)
To show how a tract of land may be further subdivided or developed in cases where only a portion of a property is currently under an active proposal.
(a)
This plan shall show a logical and efficient pattern of roads, lots, and/or buildings, as appropriate for the type of plan proposed, and shall not be acceptable if it proposes lotting or development which is obviously impractical or questionable for reasons of floodplain, steep slopes, relationships to other properties, or other site planning constraints.
(b)
This plan may be shown on the preliminary plan for the subject site in the form of a reduced-scale inset drawing, although larger scale drawings are encouraged for review and discussion purposes.
(c)
Preapplication sketch plans shall have no legal standing with regard to the formal plan approval process mandated by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., but shall be considered as a tool for discussion and guidance regarding development issues.
B.
Sketch plan information. A sketch plan should be drawn legibly and to scale, but it need not be a precisely surveyed or engineered plan, and it should show the following information:
(1)
The entire tract boundary, total acreage, and acreage of each lot.
(2)
Existing and proposed streets, lots, buildings, and approximate building envelopes.
(3)
Significant physical features such as floodplain, steep slopes, woodlands, and existing structures.
(4)
Contour lines at five- to ten-foot intervals, based on USGS datum.
(5)
Approximate locations for stormwater control facilities, if necessary.
(6)
Location plan showing the relationship of the subject tract to the surrounding road network and major physical features.
(7)
North point and scale.
(8)
Name and address of the owner.
(9)
Name and address of the engineer, surveyor or architect, if applicable.
(10)
Any additional information which the applicant believes will help explain the proposal.
C.
The applicant shall make a request to the Borough Manager to be scheduled on the meeting agenda of the Borough Planning Commission for presentation and discussion of the sketch plan, provided the plan is received three business days prior to the next Borough Planning Commission meeting.
The Planning Commission shall review sketch plans in accordance with the criteria contained in this chapter and with other applicable ordinances. It shall provide informal dialogue with the applicant and advise them as promptly as possible of the extent to which the proposed subdivision or land development conforms to the relevant standards of this chapter, and will discuss possible plan modifications that would increase its degree of conformity. Aspects of the sketch plan that shall be specifically evaluated include but are not limited to:
A.
The location of all areas proposed for disturbance (streets, foundations, yards, septic disposal systems, stormwater management areas etc.) with respect to notable features of natural or cultural significance as identified on the applicant's existing resources and site analysis plan.
B.
The potential for street connections with existing streets, other proposed streets, or potential developments on adjoining parcels.
C.
The location of proposed access points along the existing road network.
D.
The proposed building density and imperious coverage.
E.
The compatibility of the proposal with respect to the objectives and policy recommendations of the Comprehensive Plan, the Open Space Plan, and other pertinent Borough plans and studies.
This section contains the requirements for preliminary plans for subdivisions and/or land developments in terms of drafting standards, basic information, existing features, and proposed features.
A.
Fifteen copies of the preliminary plan shall be submitted to the Borough Manager, in person by the applicant or applicant's agent, at the Borough Office during normal Borough business hours.
C.
Drafting standards. Plans shall be professionally prepared in compliance with the following:
(1)
The plan shall be drawn to a standard engineering scale not exceeding 100 feet to the inch.
(2)
Sheet size shall be 15 inches by 18 inches, 18 inches by 30 inches, or 24 inches by 36 inches, appropriately related to the scale of the drawing.
(3)
All sheets shall be the same size, and be numbered relative to the total number of sheets (i.e., 1 of 5, etc.)
(4)
Where two or more sheets are needed to show the entire tract, a reduced scale key plan shall be provided to show how the sheets fit together. Match lines shall be shown.
(5)
A reduced scale plan of the entire site at a scale greater than 100 feet to the inch may be required in cases where it would facilitate the review and approval process. Applicants are encouraged to submit such plans in cases where they are not required.
(6)
Property lines shall be drawn and labeled in conformance with the Act of May 23, 1945, P.L. 913, No. 367, known as the "Professional Engineers Registration Law,"[1] and accepted surveying and civil engineering practices, including dimensions shown in feet and decimal fractions thereof, and bearings shown in degrees, minutes, and seconds.
(a)
Tract boundary lines shall be the heaviest property lines.
(b)
Proposed lot lines shall be the next heaviest.
(c)
Possible future lots, if shown, shall be the lightest line weight, and may be shown as dashed lines.
(d)
Property lines to be eliminated where two lots are proposed to be joined in common deed should be properly noted and depicted on the boundary to be removed.
[1]
Editor's Note: See 63 P.S. § 148 et seq.
D.
Basic information. All preliminary plans shall show the following basic information:
(1)
Name of the subdivision or land development.
(2)
Name, address and phone number of applicant.
(3)
Name, address and phone number of the firm which prepared the plan and professional seal of the individual certifying its accuracy and compliance with applicable standards.
(4)
Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates.
(5)
North point and graphic and written scale.
(6)
Location plan showing the relationship of the subject tract to the surrounding road network and major physical features.
(7)
The entire tract boundary with bearings and distances and total tract acreage.
(8)
A list of the basic dimensional and density requirements of the applicable zoning district, compared to the applicant's proposal.
(9)
Zoning classification(s) of all lands abutting the proposal.
(10)
Names of all current owners of immediately adjacent lands.
(12)
Description of variances or special exceptions and the dates they were granted, if any.
(13)
Description of any deed restrictions or other covenants affecting development of the tract.
(14)
The requirements of any other local ordinance which may affect the proposal.
(15)
Legend sufficient to indicate clearly between existing and proposed conditions.
(16)
Name and address of the owner of record.
(17)
Tax block and unit number of all parcels being subdivided or developed.
(18)
Deed book and page numbers for all parcels being subdivided or developed.
(19)
A note shall be shown on the plan which states "Preliminary Plan - Not to be Recorded."
E.
Existing features plan. Within the tract proposed for subdivision and/or land development, and within 100 feet of the tract boundaries, the following information shall be shown on the preliminary plan:
(2)
Water resources, including:
(a)
Lakes, ponds.
(b)
Wetlands, swamps, or marshes.
(c)
Watercourses and springs.
(d)
Existing well locations: in use, capped, and abandoned.
(e)
Flood-prone or floodplain areas, including data from FEMA studies, supporting hydrologic and hydraulic data for one-hundred-year flood limits, or Montgomery County Soil Survey when applicable, as determined appropriate by the Borough Engineer for the watercourse(s) affecting the site.
(6)
F.
Proposed features and lotting plan. Within the tract proposed for subdivision and/or land development, the following information shall be shown on the preliminary plan:
(1)
Subdivision and/or land development layout.
(a)
Proposed streets, alleys, driveways, and parking areas, including:
[1]
Names or other identification.
[2]
Right-of-way widths and lines.
[3]
Cartway widths.
[4]
Center line courses, distances, and curve data.
[5]
Curblines.
[6]
Radii at intersections.
[7]
Street location tie-ins by courses and distances.
[8]
Capacity of parking areas.
[9]
Sight distance at proposed intersections with existing streets.
(c)
All building setback lines.
(d)
All parking setback lines where applicable.
(e)
Proposed sidewalk or other walkway locations.
(g)
(2)
Grading and drainage plan. The following information shall be shown on the preliminary plan:
(a)
Proposed contours for the entire site at the contour interval of the plan.
(c)
Stormwater management and erosion control and sedimentation facilities, including:
[1]
Basins.
[2]
Swales.
[3]
Diffusion devices.
[4]
Velocity controls.
[5]
Pipe locations.
[6]
Pipe sizes and materials.
[7]
Direction of flow.
[8]
Gradient of flow.
[9]
Inlets, catch basins, and manholes.
[10]
Invert elevations.
[11]
Design calculations for these facilities shall be submitted in report form with a note on the plan referencing the report.
(3)
(4)
Cross sections, profiles, structural designs. The following shall be provided:
(a)
Cross section and center line profile for each proposed or widened cartway, driveway, or parking area shown on the preliminary plan, including:
[1]
Road center line grades and vertical curvature including road center line elevations shown at horizontal intervals of 25 feet along vertical curves and 50 feet for straight grades.
[2]
Profiles for sanitary sewers, water mains, storm drains, including locations of manholes, inlets, and catch basins.
(b)
Preliminary design of any bridges, culverts, or other structures and appurtenances which may be required.
The procedure contained in this section shall regulate the review of preliminary plans for subdivision and land development.
A.
The Borough Secretary or Zoning Officer will conduct a cursory review of the application, administrative forms, and preliminary plans, to ensure that the submission appears to be complete, and will then stamp the plans with the plan submission date.
B.
The application for approval of the preliminary plan shall be placed on the agenda of the next regularly scheduled meeting of the Collegeville Planning Commission following the plan submission date provided that plans are received 15 days prior to that date.
C.
The Borough Secretary shall distribute copies of the plan to the following for review and recommendations:
(1)
Borough Planning Commission.
(2)
Borough Council.
(3)
Borough Engineer.
(4)
Montgomery County Planning Commission, along with the required review fee and completed review request form.
(5)
Borough Solicitor, Roadmaster, Public Works Director, Fire Marshal, Police Chief, other Borough boards or officials, sewer and/or water authorities, and/or other technical consultants as needed.
D.
Upon completion of its review of the preliminary plan, which should include consideration of the timely recommendations of the Borough Engineer, Montgomery County Planning Commission, and other technical advisors when requested, the Borough Planning Commission shall communicate its recommendations to Borough Council.
E.
Borough Council shall have a ninety-day time period to act on the plan unless the applicant has agreed in writing to an extension of the time period.
(1)
The ninety-day time period shall be measured from the date of the next regularly scheduled Borough Planning Commission meeting following the plan submission date.
(2)
If an extension of the ninety-day time period is applied, it shall be measured from the expiration of the original ninety-day period. A time extension shall postpone the deadline and effects of the ninety-day time period for the additional number of days agreed to in writing prior to the last scheduled Borough Council meeting within the ninety-day plan review period.
F.
Borough Council shall consider the preliminary plan application at one or more of its public meetings during the ninety-day time period, and/or extension thereof if applicable, and shall render a decision on the plan following receipt of the recommendations of the Borough Planning Commission, Borough Engineer, Montgomery County Planning Commission, and/or other technical advisors as requested.
(1)
Provided, in accordance with the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., that Borough Council shall not approve an application until the Montgomery County Planning Commission report of its recommendations is received, or until the expiration of 30 days from the date the application was forwarded to the county.
(2)
In accordance with the policies of the Montgomery County Planning Commission, the date the application was forwarded to the county shall be considered to be:
G.
Procedure following the Borough council decision. When Borough Council make a decision on a preliminary plan, one of following procedures will be followed, depending on the type of decision:
(1)
Denial. If Borough Council denies approval of a preliminary plan, then the written notification to the applicant shall specify the defects found in the application and describe the requirements which have not been met, and shall cite the provisions of the statute or ordinance relied upon.
(2)
Approval. If Borough Council approves a preliminary plan, as filed by the applicant, then the Secretary will so certify thereon, and a copy of the approved plan will be forwarded to the applicant. The applicant shall then submit two paper copies of the approved plan for Borough seal and signature.
(3)
Approval subject to conditions.
(a)
If Borough Council approves a preliminary plan, conditioned upon the performance of any act or the obtaining of any other approval or permit by the applicant, the applicant shall be given the opportunity to accept or reject the conditions within a ten-day period. The approval of the plan shall be rescinded automatically without action of Borough Council, at the end of 10 days from the date at which conditional approval was granted or notice received by the applicant regarding the conditional approval, upon either the applicant's failure to execute the written acceptance or upon rejection of such conditions by the applicant. Written notice will be provided to the applicant in the following manner:
[1]
Specify the conditions of approval and request the applicant's written agreement to the conditions.
[2]
State that the application will be denied if the applicant does not agree to the conditions, and specify the defects found in the application, describe the requirements which have not been met, and cite the provisions of the statute or ordinance relied upon for denial of the plan.
[3]
State that the plan approval shall be rescinded automatically upon the applicant's failure to accept or reject the conditions within 10 days following the decision by Borough Council to grant conditional approval.
(b)
Following submission of written agreement to the conditions specified by Borough Council, the applicant shall submit two paper copies of the preliminary plan, which show compliance with the conditions, by plan revision or notation, for Borough seal and signatures.
(4)
Written notification of the Borough Council's decision shall be communicated to the applicant personally or be mailed to the applicant's last known address not later than 15 days following the decision.
H.
Effective period of approval. Approval will be effective for a period of five years from the date of plan approval, unless extended in writing by Borough Council.
(1)
No subsequent change or amendment in the zoning, subdivision, or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence and to complete any aspect of the approved development in accordance with the terms of approval within that five-year period.
(2)
In the case where preliminary and final plan approval are concurrent, the five-year period shall be measured from the date of that concurrent approval.
(3)
In a case of a preliminary plan calling for the installation of improvements beyond the five-year period, a schedule shall be filed by the applicant with the preliminary plan delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed.
(a)
Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plan approval, until final plan approval has been granted to the final section.
(b)
Any modification in the aforesaid schedule shall be subject to approval of Borough Council in its discretion.
(c)
Each section 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 shown on the preliminary plan, unless a lesser percentage is approved by Borough Council in its discretion.
(d)
For any section or sections, beyond the initial section, in which the required improvements have not been substantially completed within the initial five-year period, the terms of Subsection F above shall also apply to each subsequent section for an additional term of three years from the date of final plan approval of each section.
All final plans for subdivisions and/or land developments shall consist of two basic parts, the Improvements construction plan and the record plan, and shall comply with the requirements of this section.
A.
Fifteen copies of the final plan shall be submitted to the Borough Manager, in person by the applicant or applicant's agent, at the Borough Office during normal Borough business hours.
B.
Improvement construction plan.
(1)
Drafting standards. The same standards shall be required for an improvements construction plan as for a preliminary plan, except that the horizontal scale of the plan and profile shall not exceed 50 feet to the inch and the vertical scale of the plan shall be two, four, or five feet to the inch, whichever is most appropriate.
(2)
Information to be shown. The plan shall contain sufficient information needed for the construction of the proposed streets, or any portion thereof, including all appurtenances, sewers and utilities, as shown on the approved preliminary plan. This information shall include:
(a)
Horizontal plan. The horizontal plan shall show details of the horizontal layout as follows:
[1]
Information shown on the approved preliminary plan.
[2]
The beginning and end of proposed immediate and future construction.
[3]
Stations corresponding to those shown on the profiles.
[4]
The curb elevation at tangent points of horizontal curves, at road or alley intersections, and at the projected intersections of the curblines.
[5]
The location and size of sanitary sewers and lateral connections and water mains with distances between manholes, gas, electric and other utility pipes or conduits and of storm drains, inlets and manholes.
[6]
The location, type and size of curbs and all paving widths.
[7]
The location of fire hydrants and streetlights.
(b)
Profiles. The profiles shall show details as follows:
[1]
Profiles and elevations of the ground along the center lines of proposed streets.
[2]
Profiles of sanitary sewers with a profile over the sewer of the existing and finished ground surface showing manhole locations beginning at the lowest manhole.
[3]
Profiles of storm drains showing catch basins, inlet, and manhole locations, sales, ditches, etc.
[4]
Profiles of water mains.
(c)
Cross sections. The cross section for each classification of street shall comply with the Borough's standards and specifications as minimum requirements. It shall show a typical cross section across the road with details of grading and construction as follows:
[1]
The ultimate right-of-way width and the location and width of the cartway.
[2]
The type, depth, and crown of paving.
[3]
The type and size of curb.
[4]
When sidewalks are required, grading of the sidewalk area should be carried to the full width of the ultimate right-of-way.
[5]
The location, width, type and depth of sidewalks, when required.
[6]
The typical locations, size and depths of sewers and utilities.
[7]
Proposed grading to the ultimate right-of-way line.
(d)
Additional information. The following additional information shall be submitted with the final plan.
[1]
All required local, state, and federal permits shall be submitted. These permits may include: Montgomery County, PennDOT, or Borough road access permits; PADEP permits for drainage, stream alteration, wetlands encroachment, water quality discharge, dams, erosion, and sedimentation control, air pollution, or sanitary sewage facilities.
[2]
The following statements shall be required on the final plan:
[a]
"The Approved Improvement Construction Plan, a copy of which may be inspected at the Borough Office, has been made a part of the Approved Final Plan."
[b]
"For access to a highway under the jurisdiction of PennDOT, a highway occupancy permit is required, pursuant to Section 420 of the Act of June 1, 1945, P.L. 1242, No. 428, known as the 'State Highway Law.' Access to the state highway shall be only as authorized by the highway occupancy permit."
[3]
All engineering calculations which support the proposed improvements such as drainage calculations, sanitary facility design calculations, or structural calculations.
[4]
Certification of inspection and satisfactory functioning of any on-lot sewage disposal system which will remain in use, in accord with current industry and DEP standards.
[5]
Developments utilizing public water or sewer facilities should provide proof that those services will be provided.
[6]
Sewage facilities plan approval from PADEP.
[7]
Recommendation of approval of the erosion and sediment control plan from the Conservation District.
C.
Record plan.
(1)
Drafting standards. The same standards shall be required for a record plan as for a preliminary plan, and in addition, for recording purposes, the plans shall be placed on sheet sizes of 15 inches by 18 inches, 18 inches by 30 inches, or 24 inches by 36 inches. All lettering and lines should be drawn to be legible if the plan is reduced to half size. A two-inch border on the left side of the plan should be free of information.
(2)
Information to be shown. The plan, which shall include all portions of an approved preliminary plan, shall also show:
(b)
Courses and distances sufficient for the legal description of all the lines shown on the plan. The error of closure shall not be greater than one part in 5,000.
(c)
Names or identification of the following:
[1]
Abutting owners.
[2]
All dimensional and technical descriptions of roads.
[3]
Easements.
[4]
Rights-of-way.
[5]
Open space, recreation, and/or other common use areas.
[6]
Other public improvements.
[7]
For land development plans, all additional information pertinent to the location and construction of site improvements, including buildings, walks, parking, driveways, etc.
[8]
Block and unit numbers.
[9]
Montgomery County Planning Commission file number.
(d)
All lots deeded to the ultimate right-of-way so that a single deed may be drawn to the appropriate body having jurisdiction for the dedication of streets by the applicant.
(e)
Evidence that the plans are in conformance with the Zoning Ordinance[1] and other applicable Borough ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception, waiver, or variance has been officially authorized.
(f)
The location, material and size of all existing and proposed monuments with reference to them.
(g)
Building setback lines with distances from the ultimate right-of-way line, and property lines.
(h)
Appropriate notes and conditions governing the use or development of the proposed property.
D.
Certifications. When approved, the record plan must show:
(1)
The signature and seal of the registered engineer and surveyor certifying that the plan represents his/her work; that the monuments shown thereon exist as located; that the dimensional and geodetic details are correct and that the survey has been prepared in accordance with the Pennsylvania Engineers Registration Law, P.L. 913, No. 367.[2]
[2]
Editor's Note: See 63 P.S. § 148 et seq.
(2)
The signature of the applicant certifying his adoption of the plan.
(3)
The signature of the Borough Secretary, certifying that Borough Council approved the final plan on the date shown.
(4)
A blank space shall be provided for the stamp and seal of the Montgomery County Planning Commission, located along the right-hand edge of the plan, measuring 3 1/2 inches wide and 2 1/2 inches tall.
Final plans shall be submitted and reviewed in accordance with the procedure contained in this section.
A.
The application for approval of the final plan shall be placed on the agenda of the next regularly scheduled meeting of the Borough Planning Commission following the plan submission date provided that plans are received 15 days prior to that date.
B.
The Borough Secretary shall distribute copies of the plan to the following for review and recommendations:
(1)
Borough Planning Commission.
(2)
Borough Council.
(3)
Borough Engineer.
(4)
Montgomery County Planning Commission, along with the required review fee and completed review request form.
(5)
Borough Solicitor, Roadmaster, Public Works Director, Fire Marshal, Police Chief, other Borough boards or officials, sewer and/or water authorities, and/or other technical consultants as needed.
C.
A final plan for an application that has been previously granted preliminary plan approval shall be approved by Borough Council when it is assured that:
(1)
The final plan conforms to the approved preliminary plan.
(2)
All engineering and other technical details have been resolved to the satisfaction of the Borough Engineer, as evidenced by a letter from the Borough Engineer, and to the satisfaction of other technical advisors, when requested by Borough Council.
(3)
A signed recommendation is received from the Planning Commission if specifically requested by Borough Council.
(4)
All financial security and legal agreements have been found satisfactory by Borough Council, under the review and advice of the Solicitor, all security has been posted, and all agreements have been executed.
(a)
When requested by the developer, in order to facilitate financing, Borough Council shall furnish the applicant with a signed copy of a resolution indicating approval of the final plan contingent upon the applicant obtaining a satisfactory financial security.
(b)
The final plan shall not be signed nor recorded until the financial improvements agreement is executed.
(c)
The resolution of contingent approval shall expire and be deemed to be revoked if the financial security agreement is not executed within 90 days unless a written extension is granted by Borough Council.
(5)
The plan complies in all respects with applicable Borough ordinances or that appropriate variances or waivers have been granted for features that do not comply.
(6)
All necessary permits have been obtained from the applicable regulatory agencies, authorities, or departments.
D.
When the final plan is approved, the applicant shall present three paper and one linen or Mylar copies of the plan to be signed by Borough Council, and the Borough Secretary, together with the date of the approval and official Borough seal.
Within 90 days following final plan approval, the applicant shall record the final plan in the Office of the Recorder of Deeds of Montgomery County.
A.
In accordance with the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., whenever final plan approval is required by a municipality, the Recorder of Deeds shall not accept any plan for recording unless it contains the official approval of Borough Council and certification of review by the County Planning Commission.
B.
Prior to recording, the applicant shall present the municipally approved plan to the Montgomery County Planning Commission for its stamp and seal, with one paper copy given to the County Planning Commission for its files.
Minor plans may be submitted and processed only for lot line adjustments, simple conveyances, minor subdivisions, of minor land developments as characterized herein, in accordance with the standards and requirements in this section.
A.
Standards for qualification as a minor plan submission.
(1)
Lot line adjustment.
(a)
A proposal between two abutting, existing, legally approved and recorded lots.
(b)
A common lot line is proposed to be adjusted in terms of its location or configuration.
(c)
The land area of each lot may be different after adjustment, but the total lot area of the two lots will be unchanged.
(d)
No alteration will occur to the perimeter boundary lines of the two lots.
(f)
Possible reasons for lot line adjustments include, but are not necessarily limited to:
(2)
Simple conveyance.
(a)
A proposal between two abutting, existing, legally approved and recorded lots.
(b)
A portion of one lot is being divided off to be conveyed to the owner of the abutting lot.
(c)
The land area of each lot will be different after conveyance, but the total lot area of the two lots will be unchanged.
(e)
The land area being conveyed need not satisfy any of the dimensional requirements applicable to lotting in the district in which it is located, nor the street frontage requirements of the Zoning Ordinance,[3] provided that it shall be deed restricted to the extent that it may not be transferred independently, but must be transferred together with the lot to which it is being functionally added by the process of simple conveyance.
(3)
Minor subdivision.
(a)
A subdivision proposal which would divide one existing lot into two lots, both of which will comply with the applicable dimensional requirements of the zoning district in which the existing lot is located.
(b)
The existing lot has sufficient frontage on an existing, improved public street to satisfy the applicable Borough requirements for lot frontage and access to a public street for both proposed lots.
(c)
The existing lot has not been a part of an approved subdivision proposal during the five years previous to the current application.
(d)
The subdivision will not require new road construction, road improvements, or the extension of existing public utility lines.
(e)
The proposal will not involve significant stormwater and/or erosion control issues, as determined by the Borough Engineer.
(f)
Disqualification. Borough Council may require standard preliminary plan submission in place of a minor plan when conditions warrant it, at the advice of the Planning Commission or Engineer.
(4)
Minor land developments.
(a)
A land development proposal where it is found that the intended development or modification of a site, or use and occupancy of an existing structure will create a minimal impact upon traffic, drainage, visual image, landscaping, buffering, lighting or other elements described within the purposes of this chapter.
(b)
Parking lot expansions.
(c)
Additions to existing nonresidential buildings provided that the addition is less than 5,000 gross square feet and involves no more than a 25% in the size of the existing building.
(d)
The conversion of a residential dwelling that results in the creation of no more than four new dwelling units.
(e)
The addition of tenants to an existing nonresidential building when minimal structural improvements are required.
B.
Submission requirements and review procedure.
(2)
When a minor plan qualifies for approval, or for approval subject to conditions, in accordance with Subsection A, herein, the minor plan may be granted concurrent preliminary and final plan approvals, provided that the plan includes the final plan certifications required by § 600-15D, herein, and complies with § 600-16C, herein.
No subdivision or land development approval is needed for a de minimus improvement as defined in § 600-8 if an applicant who wishes to proceed under these provisions shall submit to the Borough staff the following for their review:
A.
A building permit application setting forth the proposed improvement, the cost thereof, and any changes to be made to the land.
B.
Where the project has a previously recorded land development plan, the applicants must file an amended land development plan for the record.
C.
The plan, when filed, shall undergo engineering and zoning review to address all zoning issues such as trash enclosures, landscaping, site access, and stormwater management. An escrow shall be established with the Borough to cover appropriate fees for plan review as determined by staff.
D.
Any given building may have no more than three de minimus improvements as long as the cumulative additions do not exceed the definition set forth in Article II and each application will contain a statement to effect that the cumulative de minimus improvements granted, and including the current application, require less than five parking spaces and the total footprint of the de minimus improvements does not exceed 1,000 square feet.
E.
Upon completion of the appropriate staff review, if the applicant agrees in writing to the conditions, improvements, and/or requirements determined by the review, the application will be approved and the appropriate permits will be issued. In the event that the applicant does not agree with the review conclusions, the application is deemed denied and the applicant may elect to resubmit the application under the standard land development procedures as set forth herein.