[Ord. 174, 12/20/2017]
1. 
Preliminary plans, and all required supplementary data, for all proposed subdivisions and land developments shall be submitted to the Township.
2. 
Official submission of a preliminary plan to the Township shall comprise the following:
A. 
Submission of one copy of a completed preliminary subdivision or land development application.
B. 
Submission of 12 sets of paper prints of the preliminary plan, which shall fully comply with provisions of this chapter as set forth in § 22A-403.
C. 
Submission of five copies of all required supplemental information as set forth in § 22A-403, Subsection 5.
D. 
The applicant shall also submit two reduced copies (8 1/2 inches by 14 inches size) of the preliminary layout plan to the Township. The Township shall provide one copy of the reduced plan to the Township Solicitor and retain one copy for the Township records.
E. 
Notifications.
(1) 
The applicant, upon filing his plan shall prepare a list of all property owners located within 200 feet of the subdivision/land development. Applicant shall mail the notification contained in Appendix E of this SALDO[1] to all property owners within 200 feet of any new lots created by the subdivision or within 200 feet of any improvements proposed on the land development plan.
[1]
Editor's Note: Appendix E is included as an attachment to this chapter.
(2) 
Notifications to such property owners must be mailed by certified mail, return receipt no later than 21 days before the date of the Planning Commission meeting at which the subdivision/land development is to be considered for the first time.
(3) 
Applicant must furnish the Township with a copy of the list of all property owners to whom notifications should be mailed prior or simultaneously with submission. Proof of mailing should be provided by supplying copies of the postmarked certified mail receipts.
(4) 
The applicant shall provide the Township with the proofs of notification a minimum of three days prior to the Planning Commission meeting at which the subdivision/land development is to be considered.
F. 
All plans submitted to the Township must be folded, where possible, unless the plan is of such size that makes folding impractical, i.e., extra-large sheets or sets over 10 pages.
G. 
Two compact discs containing the copies of the preliminary subdivision and land development drawings, in a format suitable to Upper Nazareth Township.
3. 
The Township shall distribute the plans and other material as follows:
A. 
Five sets of the plans and one set of supplemental information to the Township Planning Commission, one set of plans and one set of supplemental information to the Township Manager, two sets of the plans and two sets of supplemental information to the Township Engineer, one set of plans to the Township Parks and Recreation Commission, one set of plans to the Police Department, and one set of plans to the Volunteer Fire Department.
B. 
The Township shall retain one set of the plans and one set of the supplemental material.
C. 
Whenever a proposed subdivision or land development is located adjacent to another municipality, one print of the preliminary plan shall be submitted for each additional or adjacent municipality to the respective municipalities by the applicant, with a copy of the transmitted letter provided to Upper Nazareth Township.
4. 
The applicant shall submit one set of plans, all supplemental material relevant to said agency, and required fees to the following agencies:
A. 
Lehigh Valley Planning Commission. If a review of conformity to an Act 167 stormwater management plan is required, the number of plans and calculations should be increased to two.
B. 
The governing water authority (where applicable)
C. 
The governing sanitary sewer authority (where public sanitary sewer service is proposed).
D. 
Northampton County Soil Conservation District.
E. 
PennDOT (whenever the property being subdivided abuts a state road).
F. 
United States Army Corps of Engineers (whenever the site analysis maps required by § 22A-403, Subsection 5A, indicate the presence of hydric soils or wetlands on the property).
G. 
Pennsylvania Department of Environmental Protection (whenever the site analysis maps required by § 22A-403, Subsection 5A, indicate the presence of hydric soils or wetlands on the property).
[Ord. 174, 12/20/2017]
1. 
By the Township Planning Commission.
A. 
When a preliminary plan has been submitted to the Township, such plan shall be placed on the agenda of the Planning Commission for review at a meeting to be held within 60 days of the submission, provided that such submission has occurred no less than 21 days prior to such meeting (if the 21st day falls on a holiday, it would be the next business day). The Planning Commission may hold a public hearing on the preliminary plan at this time. All submissions must be made by 3:00 p.m. of the cutoff date complete with all supplemental information and required fees. Submissions without the required information will be considered incomplete and not eligible for placement on the agenda until the information is submitted. Submission does not guarantee a spot on the agenda.
B. 
The Planning Commission shall review the preliminary plan to determine its conformance with the standards contained in this chapter and other applicable municipal ordinances, and shall recommend such changes and modifications as it deems necessary.
C. 
No action shall be taken by the Township Planning Commission with respect to a preliminary plan until it has received and considered the written report of the Lehigh Valley Planning Commission; provided, however, that if the Lehigh Valley Planning Commission shall fail to report thereon within 30 days after receipt of a preliminary plan, then the Township Planning Commission may officially act without having received and considered such report.
D. 
Within 60 days after the first meeting following the submission of the preliminary plan, providing that such submission has occurred no less than 21 days prior to such meeting, the Planning Commission shall recommend to the Board of Supervisors, in writing, that the preliminary plan be approved or disapproved together with the documented findings upon which the recommendations are based.
2. 
By the Board of Supervisors. Within 90 days following the date of the regular meeting of the Planning Commission following the date of the application (unless the next meeting does not fall in a thirty-day period following the date of the application, in which case the ninety-day period commences on the 30th day following the date of the application), the Board of Supervisors shall, in accordance with the provisions of relevant ordinances and considering the recommendations of the Planning Commission, take action by approving or disapproving the preliminary plan. This time period may be extended by action of the Board of Supervisors or the Planning Commission upon the receipt of a written request for an extension of time from the applicant. The Board of Supervisors shall document the findings upon which that action is based, and communicate them to the applicant within 15 days from the date that the decision has been made. This communication shall occur within the period provided for a decision in the first sentence of this section. The decision and findings shall be communicated to:
A. 
The applicant;
B. 
The Township Planning Commission;
C. 
The Township Solicitor;
D. 
The Township Engineer;
E. 
The Township Manager.
[Ord. 174, 12/20/2017]
1. 
The preliminary plan of a proposed subdivision shall be clearly and legibly drawn to a minimum scale of one inch equals 50 feet.
2. 
The original drawing and all submitted prints shall be made on sheets having one of the following sets of dimensions:
A. 
Twenty-four inches by 36 inches;
B. 
Thirty inches by 42 inches;
C. 
Plans containing multiple sheets shall utilize a consistent sheet size.
3. 
If the subdivision layout requires more than one sheet or if the subdivision involves more than one section or phase, a title sheet shall be provided. The title sheet shall include the road and lot layout plan at a minimum scale of one inch equals 200 feet. The plan shall illustrate the boundaries of the areas covered on the different sheets, sections and phases. If the subdivision is for a section or phase of a subdivision, the relevant section or phase shall be differentiated in pattern from the remaining sections. The plan shall also indicate roads within 200 feet of the site and shall include an index of the plans.
4. 
The preliminary plan shall illustrate the following data:
A. 
Name and mailing address of record owner; name and mailing address of developer, if different from owner; names of all adjoining subdivisions, if any, and the names of owners of all adjacent unplatted land, with the deed book reference, Tax Map, block and lot numbers, where recorded.
B. 
Name of the proposed subdivision; name of the municipality or municipalities within which subdivision is proposed; total tract boundaries of the property being subdivided, showing bearings and distances, a statement of total acreage of the property, and certified by a registered professional land surveyor.
C. 
Name, address, license number, and seal of registered engineer or land surveyor responsible for the subdivision plan; magnetic North point, graphic scale, and date including the month, day and year that the original drawing was completed, and the month, day and year that the original drawing was revised, for each revision.
D. 
A key map, for the purpose of locating the property being subdivided, drawn at a scale not smaller than one inch equals 1,000 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, streams, municipal boundaries, and recorded subdivision plans existing within 2,000 feet of any part of the property.
E. 
Tax Map, block, and lot numbers within the proposed subdivision tract; all existing streets, including streets of record (recorded, but not constructed), on or adjoining the tract, including names, right-of-way widths, cartway (pavement) widths, and approximate grades.
F. 
All existing buildings or other structures within the proposed subdivision tract; all existing streets, and streets proposed in the Comprehensive Plan, including streets of record (recorded, but not constructed), on or adjoining the tract, including names; existing and future right-of-way widths, cartway (pavement) widths, and approximate grades.
G. 
All existing sewer lines, water lines, fire hydrants, utility transmission lines, storm sewer structures, including materials, sizes and inverts, stormwater facilities, on-lot septic systems, wells, bridges, railroads, sidewalks, or other man-made features within the proposed subdivision tract and within 200 feet of the boundaries of the proposed subdivision tract; location, width, and purpose of existing easements and utility rights-of-way within 200 feet of the proposed subdivision tract.
H. 
Contour lines at vertical intervals of not more than two feet. Location and elevation of the data to which contour elevations refer shall be the closest United States Coast and Geodetic Survey established benchmark, where available; spot elevations for all low and high points, plus elevation for all closed contour lines.
I. 
The full plan of proposed development, including the following:
(1) 
Location and width of all streets and rights-of way, with a statement of any conditions governing their use; suggested street names and utility easement locations; all applicable design criteria under Part 7.
(2) 
Front, side, and rear building setback lines for each lot, including distances measured from lot lines and ultimate right-of-way lines, as applicable.
(3) 
Lot lines, with computed dimensions and lot sizes (in both acres and square feet).
(4) 
A statement of the intended use of all nonresidential lots and parcels.
(5) 
Zoning district(s) in which the subject property is located, lot numbers and a statement of the total number of lots, parcels, dwelling units and density.
(6) 
Water, sanitary sewer and storm sewer plan and profile drawings (and other drainage facilities) with the size and material of each indicated and any proposed connections with existing facilities.
(7) 
Parks, playgrounds and other areas dedicated or reserved for public or common use, with any conditions governing such use and any proposed improvements.
(8) 
Signed certificate of ownership or equitable ownership, plus a copy of the current deed of record for the property being subdivided or developed.
(9) 
Copies of the proposed deed restrictions, protective and restrictive covenants, referenced to the preliminary plan map.
(10) 
Reference to any previously recorded plans involving the subject property, including any applicable covenants or easements.
J. 
The plan shall include a zoning district data table containing the following information:
(1) 
Zoning district(s) in which the subject property or properties are located.
(2) 
Required and proposed minimum lot areas (minimum lot area excludes lands within Township and/or state rights-of-way, whether offered for dedication or not).
(3) 
Required and proposed minimum lot widths (measured at the required minimum front yard building setback).
(4) 
Required and proposed building setbacks.
(5) 
Maximum allowable and proposed building and impervious coverage ratios (coverage calculations exclude lands to be dedicated for public use).
(6) 
Maximum allowable and proposed building heights (in feet and stories).
5. 
The preliminary plan shall be accompanied by the following supplementary data:
A. 
Site analysis maps. [Where feasible and legible, the analysis involved in Subsection 5A(1) through (4)may be illustrated on one or a combination of composite maps. The combined impact of the natural characteristics of the tract upon the development potential of the tract shall be clearly illustrated on the map or maps.]
(1) 
A map illustrating an analysis of natural drainage patterns and water resources within the proposed subdivision tract, including delineation of streams, natural drainage swales, ponds and lakes, floodplains, permanent and seasonal high water table areas, and closed depressions, plus a metes-and-bounds delineation of any on-site wetlands.
(2) 
A map illustrating an analysis of types of soils present within the proposed subdivision tract, based on the Northampton County Soil Survey, the Nazareth Area Multi-Municipal Comprehensive Plan and other sources. The map should include delineation of prime agricultural soil areas, hydric soils, aquifer recharge areas, unstable soils, soils most susceptible to erosion, soils most suitable for urban development, and soils suitable for on-lot sewage disposal.
(3) 
A map illustrating the characteristics of rock formations underlying the tract, including a delineation of aquifers (specifically those locally subject to pollution) and shallow bedrock areas.
(4) 
A map delineating additional significant physical features within the proposed subdivision tract, such as woodland areas, large trees, rock outcroppings, sinkholes, closed depressions, historical sites and features and scenic views.
(5) 
A map delineating areas of existing steep slopes ranging from 15% to 25%, 25% to 35% and greater than 35% within the boundaries of the subject property.
B. 
A contour grading plan and a plan for minimizing erosion and sedimentation, in accordance with erosion and sediment control standards as set forth in § 22A-711, Subsection 1; a landscape plan, according to standards as set forth in § 22A-711, Subsection 2B. A letter shall be provided from the Northampton County Conservation District which indicates that the soil erosion and sedimentation control plan conforms to the Pennsylvania Department of Environmental Protection rules and regulations.
C. 
Proposed layout plan content, including:
(1) 
Typical cross sections for proposed streets, sanitary sewer, storm drainage and water system improvements.
(2) 
Street and utility plan and profile drawings. The street plan view and corresponding profile drawing shall be provided on the same plan sheet.
(3) 
Typical or design building footprints and driveways for each proposed building lot.
(4) 
Approximate locations of on-lot water supply wells, if applicable.
(5) 
Primary and secondary septic system absorption areas, including soil probe and percolation test locations, if applicable.
(6) 
Infiltration facilities for proposed buildings and driveways and any other required storm drainage facilities, including soil probe locations.
D. 
A storm drainage plan for the proposed subdivision or land development, which conforms to design requirements for storm drainage as set forth in § 22A-708. If the site of the subdivision or land development is within a watershed with an approved stormwater management plan enacted pursuant to Act 167, the criteria in the applicable plan shall be used.
E. 
In the case of subdivision or land development plans to be developed in phases or sections over a period of time, a plan of the subdivision or land development shall be provided which shows the phasing of the development. The phased sections shall be consecutively numbered with a schedule indicating the approximate time for which applications for final approval of each phase is intended to be filed.
(1) 
The overall plan of a proposed phased subdivision or land development shall be prepared and submitted in accordance with the preliminary plan requirements in Part 4 of this chapter. Preliminary approval of the overall plan will be required prior to submission of the individual phases or sections.
(2) 
Upon preliminary approval of the overall master plan of development, individual phases can be submitted for final approval. These phases shall be designed for compliance with the final plan requirements in Part 5 of this chapter. Recording of the individual phases cannot take place until all final plan provisions of this chapter are complete, including the execution of all required agreements and financial security.
(3) 
Future phases cannot proceed for construction until they obtain final approval and have complied with all final plan requirements in Part 5.
(4) 
If the design and layout of subsequent phases deviates from the approved master plan, a new overall plan of the subdivision or land development shall be submitted for preliminary approval.
F. 
Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection, the Pennsylvania Department of Transportation and the Act 167 Stormwater Management Plan, if implemented.
G. 
Copies of the subdivision sewage disposal report, when required according to standards as set forth in § 22A-706.
H. 
Certification of water supply systems.
(1) 
When water service to the proposed subdivision is to be provided by an existing public system, the developer shall submit two copies of a letter from the agency, authority, or utility which agrees to extend water service, subject to the execution of a service agreement.
(2) 
When water service to the proposed subdivision is to be provided by an on-lot well, the developer shall submit two copies of a letter from the applicable water authority that service to the site is not feasible.
I. 
Certification of sewage disposal systems.
(1) 
When sewage disposal service is to be provided by an existing public system or extension thereof, the developer shall contact the controlling sewer authority regarding connections into their sewer system. Copies of all correspondence between the developer and sewer authority shall be provided to the Township. All negotiations, designs, reviews, approvals and construction will be handled by the controlling sewer authority in accordance with their current regulations. Additionally, all subdivisions and land developments proposing public sanitary sewer service will be required to obtain sewage facility planning approval from the Pennsylvania Department of Environmental Protection.
(2) 
When sewage disposal service for the proposed subdivision or land development is to be by individual sewage disposal systems, the following requirements must be followed:
(a) 
Prior to submission of a preliminary subdivision or land development plan, the applicant or developer shall submit to the Pennsylvania Department of Environmental Protection (Department), Form ER-BWQ-359, "Application for Planning Module for Land Development," commonly known as the "postcard" submission, whereby the Department will indicate to the developer which module components to complete and make other guiding recommendations, as well as establishing a Department of Environmental Protection's code number for the project.
(b) 
The developer shall then meet with a representative from the Department and the Township Sewage Enforcement Officer (SEO) to discuss the subdivision or land development with relationship to the Sewage Facilities Act "Official Plan."
(c) 
The developer shall provide all information as required by the Planning Module for Land Development (PMLD). The developer shall submit the completed PMLD to the Township as part of the supporting data of the preliminary plan submission.
(d) 
The Township shall review the PMLD and take municipal action within 60 days of receipt of the completed module.
(e) 
Preliminary plan shall not be approved by the municipality until written approval of the PMLD is received from the Department of Environmental Protection. Modules will be reviewed for completeness and conformance to the requirements of the Sewage Facilities Act[1] and regulations promulgated thereunder, Chapters 71, 72, and 73 of Pa. Code Title 25. Incomplete module submissions will be returned to the applicant and will not be considered for review until complete.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
(f) 
The number and spacing of soil profile studies and percolation tests required for module preparation shall be sufficient to justify adequate sewage facility planning for the proposed subdivision or land development and shall contain general site suitability and soil mapping designations.
(g) 
All soil testing information shall be indicated and clearly represented on plans and supporting documents, for evaluation.
(h) 
The developer shall retain a soil scientist, hydrogeologist, or other competent professional to perform soil evaluations, percolation tests, and additional studies if required by the Department or Township SEO. The Township SEO will only observe the soil tests and review submitted material in accordance with this chapter.
(i) 
Prior to plan approval, the developer shall test and locate, on each lot, a suitable primary and secondary absorption area. These areas shall be staked in the field and protected until such time as the system(s) are constructed and final grading completed on the lot. No permit will be issued until the site is adequately marked. Any disturbance to the site by grading, equipment traffic, or material storage may be cause for permit denial.
J. 
Whenever a proposed public improvement, on-lot septic system, stormwater infiltration/water quality facility or detention pond encroaches upon a utility line or easement, the applicant shall provide a letter from the utility verifying that the development will comply with all reasonable design criteria set by the utility.
K. 
Whenever a modification is requested pursuant to the provisions of § 22A-1006, the applicant shall provide a written request conforming to the requirements of § 22A-1006, Subsection 2.
L. 
The applicant shall provide a copy of the opinion of title as issued by a title insurance company or an attorney, which shall set forth the names of all owners of property included in the plat and shall include a list of mortgages, judgments, liens, easements, contracts and agreements of record in the Recorder of Deeds office in Northampton County, Pennsylvania, which shall affect the property covered by such plats.
M. 
If the subdivision/land development involves a proposed drainage structure located on state highway rights-of-way, the applicant shall submit plans and calculations to the Pennsylvania Department of Transportation (PennDOT) for their review and approval. The applicant shall supply the Township with copies of the PennDOT highway occupancy permit for these proposed drainage structures.
N. 
The applicant shall address the karst hazard requirements and performance standards in § 22A-711, Subsection 4.
O. 
Traffic impact fees will be required as established by the Upper Nazareth Township Traffic Impact Ordinance.
P. 
Traffic Impact Studies.
(1) 
Any application for any of the following uses shall be required to complete a traffic study and include the findings in a written report:
(a) 
Residential: 30 or more dwelling units.
(b) 
Commercial: 10,000 square feet or more of total floor area.
(c) 
Office: 20,000 square feet or more of total floor area.
(d) 
Industrial: 30,000 square feet or more of total floor area or any truck terminal.
(e) 
Institutional: 20,000 square feet or more of total floor area.
(f) 
Any use or combination of uses that would generally result in greater than 300 trips per day.
(2) 
Any required traffic study shall be submitted at the same time as any preliminary plan, special exception, conditional use or construction permit application, whichever is submitted earliest.
(3) 
The full costs of completing the study and of a review by the Township Engineer or other Township representative shall be borne by the applicant.
(4) 
Prior to initiation of the traffic study, the traffic engineer or planner shall meet with the Township Engineer to establish the area to be studied. This area shall be limited to streets and intersections within a maximum of one mile of the proposed project boundaries, except for a use projected to generate more than 3,000 trips per day, which shall have a maximum study area of two miles from the project boundaries.
(5) 
Joint traffic studies between different applicants are strongly encouraged.
(6) 
Any study shall include a description of the proposed development, its proposed access and the surrounding street system. If a development is proposed to occur in stages, each stage shall be described and taken into account in the study. If the applicant owns other lands within the study area, reasonable assumptions shall be made about how that land can be expected to be developed and shall be taken into account.
(7) 
The traffic volumes and service levels during the a.m. and p.m. peak hours shall be presented for all streets and intersections in the study area that can reasonably be expected to be significantly impacted. Traffic volumes shall be based upon actual counts that occurred within the prior two years, and not upon PennDOT estimates. The locations of all accidents reportable to the state police within the study area during a recent two-year period shall be noted.
(8) 
The study shall include an estimate of the number of trips expected to be generated by the use and any future stages during the a.m. and p.m. peak hours. Such estimates shall be based upon the latest published estimates of the Institute of Transportation Engineers, or its successor entity, unless the applicant provides the Township with estimates and supporting documentation based upon actual traffic counts of closely similar developments in Pennsylvania or New Jersey.
(9) 
The study shall take into account not only the use proposed by the applicant, but also other uses and developments that have received building permits or preliminary subdivision or land development approval from a municipality. The study shall project a.m. and p.m. peak-hour traffic volumes and levels of service on intersections and streets within the study area. If the traffic generation by the development would be more than 50% greater during any hour other than the a.m. or p.m. peak hour on adjacent streets, the study shall analyze both the peak hours for the development and for adjacent streets. The study shall project what directions the traffic generated will head towards.
(10) 
The study shall estimate the levels of service (A, B, C, D, E and F), for key traffic movements, including turning movements, following the standards of the United States Department of Transportation.
(11) 
Heavily traveled intersections at entrances to the development and other major unsignalized intersections in the study area shall be studied to determine whether a traffic signal is warranted by PennDOT criteria. Existing traffic signals that are significantly impacted shall be studied to determine whether they are in need of upgrading.
(12) 
The study may take into account traffic improvements which are clearly funded and will occur within the next two years. The study shall include suggestions for how each congested or hazardous intersection in the study area should be improved to reduce the hazard or congestion, and a rough estimate of the cost of that improvement.
(13) 
The applicant shall respond to the traffic study with proposals on what traffic improvements, right-of-way dedications or commitments of financing for specific projects the applicant proposes to commit to resolve the negative traffic impacts of the proposed development. Such improvements or financing may be staged in relation to the stages of the development. The applicant may also agree to commit towards the long-term support of a program to reduce peak-hour traffic by private vehicles, through programs such as van-pooling, support of mass transit or staggered work hours, in place of certain structural improvements.
(14) 
Any traffic improvements that are required as a condition of any approval under this chapter shall be in place or sufficient funds committed in escrow acceptable to the Township prior to the issuance of any needed occupancy permit or within a staged process agreed to at the time of approval.