[Ord. 10/13/1971, § 300; as amended by Ord. 12/15/1987; by Ord. 12/12/1991A, § 5; and by Ord. 11/12/1992, § 2]
1.
The procedure for review of subdivision or land development plans
normally includes three stages: sketch, preliminary and final. These
stages are necessary to provide the Planning Commission and Board
of Supervisors adequate opportunity to review each proposal and ensure
that their recommendations may be included in the final plan. Review
is required according to the following table.
|
Plan Stage
|
Minor Subdivision
|
Major Subdivision
|
Land Development
|
|---|---|---|---|
|
Sketch
|
Recommended
|
Recommended
|
Strongly recommended
|
|
Preliminary
|
Recommended
|
Required
|
Required
|
|
Final
|
Required
|
Required
|
Required
|
2.
For the purpose of these regulations, the official filing date shall
be the date of the regular meeting of the Planning Commission next
following the date the application and plans for each plan stage are
received in the Municipal Building; provided, that, should said regular
meeting occur more than 30 days following the submission of the application,
the official filing date shall be the 30th day following the day the
application has been submitted.
[Ord. 10/13/1971, § 310; as amended by Ord. 12/15/1987; and by Ord. 12/12/1991A, § 6]
1.
Purpose.
A.
The purpose of the sketch plan stage is to enable the developer to
consult early and informally with the Planning Commission before preparation
of the preliminary plan and formal application for approval.
B.
During the sketch plan review, the developer can make use of the
services of both the County and Township Planning Commissions to help
him analyze the site and plan for its coordination with the community.
Also, both Planning Commissions have an early opportunity to give
informal guidance at a stage when potential conflicts can be more
easily resolved.
2.
Submission. The developer shall submit 10 copies of the sketch plan to the Township Secretary at least 15 days prior to the meeting of the Planning Commission at which the plan is to be considered. The Township Secretary shall check the submission for completeness based on § 22-701. If incomplete, he shall return the submission to the developer, indicating deficiencies or, if complete, accept the submission. He will mark on the plan "sketch plan" and the date received and distribute one copy of the plan to the Board of Supervisors, two copies to the Secretary of the Township Planning Commission, one copy to each of the other four members of the Township Planning Commission, one copy to the Township Solicitor, one copy to the Township Engineer, and one copy to the County Planning Commission. At its first regular meeting following receipt of the complete submission and following the fifteen-day waiting period, the Planning Commission shall receive and review the developer's submission, discuss the plan with the developer, evaluate the plan and, together with appropriate comments, direct whether the developer may proceed to the preliminary plan stage. Where the Township Secretary determines that an adjacent municipality or a governmental agency may be affected by a proposed subdivision or land development, he may require additional copies of the plan and transmit it to the affected municipality or agency together with instructions on contact person and deadline for review and comment.
[Ord. 10/13/1971, § 320; as amended by Ord. 12/15/1987; by Ord. 12/12/1991A, §§ 6-8; by Ord. 3/14/1996, § 1;
and by Ord. 10/13/2005, § 2]
1.
Purpose. The purpose of the preliminary plan is to require formal
conditional approval of plans in order to minimize changes and revisions
after final plans are submitted.
2.
Submission. The developer shall submit 12 copies of the preliminary plan and data, 12 copies of the application and the required fee and deposit to the Township Secretary. The Township Secretary shall check the submission for completeness based on § 22-702. If incomplete, he shall return the submission to the developer indicating deficiencies or, if complete, accept the submission. He will mark on the plan "preliminary plan" and the date received and distribute one copy of the plan to the Board of Supervisors, two copies to the Secretary of the Township Planning Commission, one copy to each of the other four members of the Township Planning Commission, one copy to the Township Solicitor, one copy to the Township Engineer, and one copy to the County Planning Commission. Where the Township Secretary determines that an adjacent municipality or a governmental agency may be affected by a proposed subdivision or land development, he may require additional copies of the plan and transmit it to the affected municipality or agency together with instructions on contact person and deadline for review and comment.
[Amended 12/11/2008]
3.
Fees.
A.
A filing fee and a deposit shall accompany the preliminary plan.
No application shall be accepted by the Township Secretary or acted
upon unless payment is made to the Township according to the uniform
fee resolution.
B.
The deposit is established to reimburse the Township for all reasonable
engineering, legal or planning expenses incurred by the Township in
connection with the subdivision or development. As the deposit is
expended, the developer shall make further deposits upon notice by
the Township Treasurer so as to maintain the deposit at the original
amount.
C.
Before approval of the final plan, the Township Treasurer shall verify
that deposits made by the developer are adequate to reimburse the
Township for all reasonable engineering, legal or planning expenses.
D.
Upon approval of the final plan, the Township Treasurer shall refund
to the applicant any deposit remaining.
4.
Procedures.
A.
The County Planning Commission and the Township Engineer review the
preliminary plan and submit reports to the Township Planning Commission
and the Board of Supervisors within 30 days of submission by the Township
Secretary.
B.
At its first regular meeting following acceptance of the complete
preliminary plan submission by the Township Secretary, the Planning
Commission shall review the developer's submission.
C.
The Planning Commission shall consider the reports of the County
Planning Commission and the Township Engineer and discuss the preliminary
plan with the developer.
D.
Following the review of the preliminary plan with the developer,
the Planning Commission shall evaluate the plan in regard to the general
purposes and specific provisions of this chapter and act thereon as
submitted or modified within 70 days after the official filing date;
and, if approved, the Planning Commission shall express its approval
and state the conditions of such approval, if any, or, if disapproved,
shall express its disapproval and its reasons therefor. The action
of the Planning Commission shall be noted on five copies of the preliminary
plan, and the Commission's recommended conditions shall be attached
thereto. The Planning Commission shall immediately forward four copies
to the Supervisors for action and retain a file copy.
E.
At a regular meeting following the Planning Commission's meeting
at which action is taken on a plan, but not later than 90 days after
the official filing date, the Supervisors shall review the developer's
submission, together with the reports of the Township Planning Commission,
the Engineer and the County Planning Commission; express its approval,
its conditional approval, stating the conditions of such approval,
or its disapproval, stating the reasons therefor; and within 15 days
following the decision, inform the developer in writing. The action
of the Supervisors shall be noted on four copies of the plan, together
with its conditions, if any, or its reasons for disapproval. One copy
of the notated plan shall be forwarded to the developer, one copy
to the County Planning Commission, one copy retained for file, and
the remaining copy returned to the Township Planning Commission.
F.
Approval of a preliminary plan of lots shall not constitute approval
of the final plan of lots. Rather, it shall be deemed an expression
of approval to the layout submitted on the preliminary plan of lots
as a guide to the preparation of the final plan of lots which will
be submitted for approval of the Planning Commission and the Supervisors
and for recording.
G.
Failure of the Board of Supervisors to render a decision and communicate
it to the applicant within the time and in the manner required herein
may 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 the presentation of communication
of the decision; in which case, failure to meet the extended time
or change in manner of the presentation of communication shall have
like effect.
H.
Preliminary plan approval shall expire two years after being granted
unless an extension is requested by the developer and approved by
the Board of Supervisors. A request for extension must be submitted
to the Planning Commission at least 30 days prior to the expiration
of any approval. Extensions may be granted for no more than three
additional one-year periods.
[Ord. 10/13/1971, § 330; as amended by Ord. 12/15/1987; by Ord. 12/12/1991A, §§ 6 and
9; and by Ord. 10/13/2005, § 3]
1.
Purpose. The purpose of the final plan is to obtain formal approval
by the Board of Supervisors for completed plans. The final plan shall
conform to the preliminary plan as approved; but, if desired by the
developer, it may constitute only that portion of the approved preliminary
plan of lots which he proposes to develop at the time.
2.
Submission. Within the time limitations set forth in the Act, the developer shall submit 12 copies of the final plan, 12 copies of required exhibits and agreements and the fee or additional deposit, if required, to the Township Secretary. The Township Secretary shall check the submission for completeness based on § 22-703 for major subdivisions and developments or § 22-704 for minor subdivisions. If incomplete, he shall return the submission to the developer indicating deficiencies or, if complete, accept the submission. He will mark on the plan "final plan" and the date received and distribute one copy of the plan to the Board of Supervisors, two copies to the Secretary of the Township Planning Commission, one copy to each of the other four members of the Township Planning Commission, one copy to the Township Solicitor, one copy to the Township Engineer, and one copy to the County Planning Commission. Where the Township Secretary determines that an adjacent municipality or a governmental agency may be affected by a proposed subdivision or land development, he may require additional copies of the plan and transmit it to the affected municipality or agency together with instructions on contact person and deadline for review and comment.
[Amended 12/11/2008]
A.
Within 30 days after receipt of a copy of the final plan from the
Township Secretary, the Township Engineer shall review the engineering
considerations and guarantees of the submission and prepare a report
of adequacy for the Planning Commission and Board of Supervisors.
B.
Within 30 days after the receipt of the final plan from the Township
Secretary, the County Planning Commission shall review the final plan
and submit a report to the Township Planning Commission and the Board
of Supervisors.
C.
The Planning Commission shall, at its regular meeting following acceptance
of the final plan by the Township Secretary, review the final plan.
D.
The Planning Commission shall consider the reports of the County
Planning Commission and the Township Engineer.
E.
The Planning Commission shall act on the final plan within 70 days
after the official filing date; and, if approved, the Planning Commission
shall express its approval and state the conditions of such approval,
if any, or, if disapproved, shall express its disapproval and its
reasons therefor. The action of the Planning Commission shall be noted
on five copies of the final plan, and the Commission's recommended
conditions shall be attached thereto. The Planning Commission shall
immediately forward four copies to the Supervisors for action and
retain a file copy.
F.
At a regular meeting following the Planning Commission's meeting
at which action is taken on a plan, and within 90 days after the official
filing date, the Supervisors shall review the developer's submission,
together with the reports of the Township Planning Commission, the
Engineer and the County Planning Commission; express its approval
or its disapproval, stating the reasons therefor; and within 15 days
following the decision, inform the developer in writing. The action
of the Supervisors shall be noted on four copies of the plan, together
with its reasons for disapproval. One copy of the notated plan shall
be forwarded to the developer, one copy to the County Planning Commission,
one copy retained for file, and the remaining copy returned to the
Township Planning Commission.
3.
Recording.
A.
Upon the approval of a final plan, the developer shall, within 90
days of such final approval, record such plan and any conditions of
approval in the office of the Recorder of Deeds of Columbia County.
The Recorder of Deeds shall not accept any plan for recording unless
such plan notes the official approval of the Board of Supervisors
and a signature of the County Planning Commission designee indicating
a review has been conducted. Within 10 days following such recording,
the developer shall furnish the Township with a receipt from the Recorder
of Deeds evidencing such recording.
B.
The recording of the plan shall not constitute grounds for assessment
increases until such time as lots are sold or improvements installed
on the land included within the subject plan.
4.
The Township Planning Commission will assign house numbers based
on the approval final plan and forward these assignments to the developer
and the Board of Supervisors.
[Ord. 10/13/1971, § 340; as amended by Ord. 12/15/1987; and by Ord. 7/10/1997, § 3]
1.
Minor Subdivisions. Minor subdivision plans are not required to be reviewed until the final plan stage, although developers are encouraged to take advantage of earlier review stages to avoid modifications at the final plan stage. Fees shall be submitted in accordance with the Township's Fee Schedule. All submission, review, approval and recording procedures applicable to normal final plans shall be met as required by § 22-304. Plans and data required by § 22-704 herein shall be submitted. The duty to go forward with the evidence to establish that a proposed subdivision qualifies as a minor subdivision shall rest with the applicant who shall therefore be required to provide dates and deed book references for all prior subdivisions from the parent tract subsequent to October 31, 1971.
2.
3.
Resubdivision. For any replatting or resubdivision of land, the same
procedures, rules and regulations shall apply as prescribed herein
for an original subdivision.
