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Township of Springfield, PA
Mercer County
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The purpose of this section is to set forth the procedures for the submission, processing, and approval of major subdivisions, minor subdivisions, mobile home parks, and minor or major land developments. Generally, the processing of these developments will follow similar steps, although the details on the specific information, drawing scale, and other details may vary. Determination of application type shall be made by the Township, based upon consistency with Table 370-12 and the definitions of this chapter and the MPC. For general information, the following is provided:
A. 
Replat. A "lot line revision" is the adjustment of one or more lot lines between two or more adjacent parcels and which does not result in the creation of any new lot. Replats shall be considered minor subdivisions, and may be considered for final plan approval.
B. 
Minor subdivisions and minor land developments. Qualifying minor subdivisions and land developments may submit a final plan only. Generally, these involve small developments along existing roads, changes of lot lines between adjoining properties and smaller land developments. To qualify as such, no extension of utilities or new roads may be involved except for extensions of approved private driveways for right-of-way access. A one-step process may be permitted starting with a combined preliminary and final plan. Minor subdivisions, lot line revisions, and minor land developments are also defined in Article II. All plans must be recorded or the approval is voided. Consideration as a minor subdivision shall not include a subdivision or resubdivision of any lot, tract, parcel, site, or other division of land or portion thereof that had received previous approval as a subdivision within 10 years prior to the submission of the application, where the cumulative effect of combining said current and prior subdivisions would result in a subdivision not meeting the criteria of this section. If such prior approval has taken place, all applications shall be considered a single application for purposes of classification.
C. 
Major subdivisions and land developments (excluding minor land developments) involve a two-stage process, using a preliminary and final plan. The purpose of the preliminary plan is to set forth the proposed development in detail. This allows for a comprehensive review of the proposed development to acquaint the developer with any requirements that may have been missed. The final plan is the document to be officially recorded. If any deficiencies have been corrected, the final plan can be approved. After approval, the developer has 90 days to record the plan. All plans must be recorded or the approval is voided. Under no circumstances shall submittal of a final plan be accepted until a preliminary plan is approved. The Township will not accept combined final/preliminary plans for major subdivisions or major land developments.
Table 370-12
Land Development Type
Definition
Replat
Transfer of land between adjacent lots where no new building lot is created, including the erasure of any lot line where fewer lots are the result
Minor subdivision
Creation of no more than 4 lots, including residual, when not requiring new public streets or public water or sewer extension
Major subdivision
Creation of more than 4 lots; or any subdivision requiring a new public street or public water or sewer extension
Minor land development
New construction of no greater than 20,000 square feet gross floor area or earth disturbance area of 2 acres or less, and does not entail the conversion of a single-family dwelling into 2 or more dwelling units
Major land development
New construction of greater than 20,000 square feet gross floor area or earth disturbance area of 2 acres or more
A. 
A sketch plan/presubmission conference is not required; however, it is strongly recommended. The purpose is to acquaint the developer with the requirements of this chapter and to avoid unneeded processing or incorrectly prepared plats. Applicants who do not attend a planning commission meeting and submit a sketch plan may expect at least 60 days of planning commission review time. This step is also recommended for minor subdivisions, though the developer or the developer's surveyor should understand the requirements of this chapter. Though no set format is required, such plans should be adequate to show the primary elements of the proposed development.
B. 
All preapplication conferences shall be scheduled with the Township staff. The request for a preapplication conference with the Planning Commission shall be received and accepted by the Township staff at least 15 days prior to the date of the next regularly scheduled Planning Commission workshop meeting.
C. 
The submission of a preapplication conference request and any plans, documents, or information related thereto that are presented at the conference shall not be deemed by the Township to be the submission or filing of an application for subdivision or land development approval with the Township, nor shall it be the start of any statutorily prescribed Township review period. The preapplication conference shall not protect the application from subsequent amendments to any applicable Township ordinance provision made prior to the date of the filing of a complete application. The preapplication conferences are intended to be advisory only and shall not bind the Township to take any action on any application subsequently submitted.
Preliminary plans are required of all major subdivisions, mobile home parks, and major land developments. Preliminary plan approval shall precede submission of a final plan. Lot line revisions or minor subdivision and land developments may submit a combined preliminary/final plan document. Under no circumstances shall a combined preliminary/final plan be accepted for major subdivisions or land developments.
All plans must be submitted at least 28 calendar days prior to the date of the next regularly scheduled meeting of the Township Planning Commission. The developer is strongly encouraged to attend the Planning Commission meeting at which time the application is to be considered. Nonattendance could result in time delays.
[Amended 3-2-2021 by Ord. No. 2-2021]
The Township requires a submission of three full-size print copies, seven 8.5 inches by 11 inches sized paper copies, and an electronic PDF file. Article IV details the required size, scale, and type of submission. The Township may develop and include a formal application, which shall accompany all submissions. All final approved plans for recording shall submit at least two full size plans on permanent media, such as Mylar. If the developer wishes a permanent copy, an additional permanent media plan should be submitted for local acceptance.
All plans, exhibits, applications and correspondence shall be directed to the Subdivision Administrator, who shall be selected by the Township. The Board of Supervisors may also appoint a Deputy Subdivision Administrator who may serve in that capacity in the Subdivision Administrator's absence for any reason. The Subdivision Administrator or Deputy is also responsible for all communications to the developer, including notices of approval, disapproval, and conditional approval.
The Subdivision Administrator shall receive submissions, provided the required submission includes the appropriate number of plan copies, all fees are paid, and the plan is submitted at least 28 days before the Planning Commission meeting. Within 10 business days of receipt, the Administrator, or another person so appointed by the Township, shall review the application to determine if all required information is complete. If the application is incomplete, the agent shall notify the applicant, in writing, within three business days of that decision. In this case, specific completion deficiencies shall be specifically identified. The application shall not be considered complete and filed for purposes of review until all deficiencies of information are provided. If the submission is complete, the Administrator shall notify the applicant and provide a receipt of completion upon the applicant's request. A complete application for consideration by the Township shall include:
A. 
Submittal of the required application to the Township offices, during normal business hours, at least 28 days prior to the date of the next regularly scheduled Township Planning Commission workshop meeting;
B. 
Correct required application form, fully completed and executed by a person with authority to do so, including such information as may be necessary to verify said authority;
C. 
Correct application fee, in the correct amount, as set by Township resolution and as may be amended from time to time;
D. 
Complete sets of application materials, as required by § 370-16;
E. 
Application drawings, clearly and legibly drawn to scale and of a size specified under § 370-26A and B.
After receipt of a complete submission, the Township Board of Supervisors shall render a decision on an application for preliminary or final approval no later than 90 days after the date of the next regularly scheduled Planning Commission meeting following the filing of the application. However, if the next scheduled meeting of the Planning Commission occurs more than 30 days after the application is filed, the ninety-day decision period shall be measured from the 30th day following the date the application is filed. An application is considered filed pursuant to the requirements of this chapter.
A. 
Once complete and filed, all plans, whether preliminary or final, shall be processed as follows:
(1) 
All application files and plats shall be sent by the Subdivision Administrator or designee to the Township Planning Commission. The Commission shall review the plans for compliance with this chapter, any other pertinent regulations, and make a recommendation to the Board of Supervisors.
(2) 
The Subdivision Administrator shall forward one copy to the Mercer County Regional Planning Commission for their review and comment. The subdivision shall not be approved until comments are received from that agency or the expiration of 30 days from the date the application was forwarded. If the County imposes a fee for its review and report, the applicant shall pay that fee.
(3) 
Three copies of the approved plat shall be retained or supplied by the developer to record approval, disapproval or conditional approval upon, of which one copy shall be returned to the developer.
B. 
A copy shall be sent to the Township Engineer and any other professional consultant as deemed necessary by the Township Supervisors or Planning Commission.
Upon completion of review and recommendation by the Township Planning Commission, and pursuant to § 370-19, the Township shall either:
A. 
Recommend to approve the application as submitted; or
B. 
Recommend to disapprove the application as submitted. If the application is disapproved, the Township shall cite the deficiencies of the application and identify appropriate sections of this chapter or another applicable ordinance that the application or plat did not comply with; or
C. 
Conditional approval. The Township may make an approval based upon satisfaction of certain conditions and criteria. Such approval shall specify any defects found in the application and those sections of this chapter or law involved, as appropriate, and what other conditions must be met for approval. These conditions shall be forwarded to the applicant and must be accepted by the applicant, in writing, within 15 days of notice thereof. If not accepted in writing, or if rejected, the conditional approval shall be rescinded and the development disapproved.
[Amended 3-2-2021 by Ord. No. 2-2021]
A. 
Following approval of a final plan pursuant to the requirements of this chapter, at least two reproducible mylar copies of the final plan shall be endorsed by the Township Supervisors and Township Planning Commission. The signature of the Mercer County Planning Commission shall also be placed on the plans, indicating the Commission's review. The signature block shall state the following:
Submitted to Mercer County on ___ and reviewed by Mercer County on this__ day of _____, 20 _____.
(1) 
Upon approval of the final plan, the plan shall be recorded by the developer or the Township (if so requested by the developer) with the Mercer County Recorder of Deeds.
B. 
Upon the approval of a final plan, the developer shall, within 90 days of such final approval or 90 days after the date of delivery of an approved plan signed by the Township Supervisors, following completion of conditions imposed for such approval, whichever is later, record such plan with the Mercer County Recorder of Deeds. Signature blocks shall include the following endorsements:
(1) 
Township Supervisors.
(2) 
Township Planning Commission.
(3) 
Mercer County Planning Commission.
(4) 
Township Secretary, with date of delivery to applicant.
C. 
Upon recording of the final plat in the office of the County Recorder of Deeds, the developer shall deliver to the Township two certified reproducible mylars of the plan, as recorded, containing all required signatures and dates of approval.
D. 
The record plan shall be a clear and legible print of a type and material required by the Mercer County Recorder of Deeds.
E. 
The applicant is responsible for all costs associated with the recording of the final plans.
A. 
All processes and procedures shall follow the Pennsylvania Municipalities Planning Code where not explicitly stated.
B. 
Fees for the review and processing of subdivision and land development plans will be charged at the time of application in accordance with the Township fee resolution. The Township may amend these fees from time to time by successive resolution. Fees charged for professional consultants shall be consistent with Section 503(1) of the Municipalities Planning Code.[1] The Township may require an escrow for professional consultant review fees and require it be replenished as necessary. Neglect of replenishing escrows will result in approval delays and may result in disapproval.
[1]
Editor's Note: See 53 P.S. § 10503.