A preliminary plan is intended to establish the development requirement to minimize the need for revisions of the final plans.
A. 
Preliminary plan submission required.
(1) 
A preliminary plan submission for a major subdivision or land development [except as provided in Subsection A(2) below] meeting all the requirements of this article shall be filed by the applicant and reviewed in accordance with the provisions of this article and the MPC.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2) 
A preliminary plan submission is not required for a minor subdivision (as defined in Article II).
B. 
Submission and distribution.
(1) 
The applicant shall file with the Township Administrator at least 21 days prior to a regular Commission meeting all of the required plans, information, and fees listed in § 425-28 of this chapter.
[Added 9-11-2023 by Ord. No. 2023-6]
(2) 
The Township Administrator shall forward applicable plans to the following to seek their comments:
(a) 
Township Engineer, if fees and reimbursement and escrow form are received;
(b) 
Township Solicitor, if fees and reimbursement and escrow form are received;
(c) 
Municipal Sewer Authority or Sewage Enforcement Officer (if applicable);
(d) 
Applicable Fire Chief (layout and utility plan, if deemed appropriate by the Commission);
(e) 
Any Township Park and Recreation Commission if common open space is proposed or if deemed appropriate by the Planning Commission; and
(f) 
If any portion of the major subdivision or land development extends into an adjacent municipality, the plan shall be submitted to them for their comments.
(3) 
Applicant's distribution. The applicant is fully responsible for the following, if applicable:
(a) 
Contacting the appropriate utility companies;
(b) 
Encouraged to seek at least an informal review by PennDOT of any proposed access onto a state road and to provide PennDOT with sufficient information for such a review;
(c) 
Determining whether any permits or approvals are needed from any agency outside of the Township, including DEP and the Army Corps of Engineers;
(d) 
Providing a copy of the erosion and sedimentation control plans to the County Conservation District, together with their required review fees;
(e) 
If any portion of a subdivision or land development could clearly have a impact upon an adjacent municipality as determined by the Commission, then the applicant shall provide a copy of the layout plan to that municipality for an advisory review; and
(f) 
Providing a copy of the plans and drainage report (where required by Act 167 stormwater management plan) to the LVPC, together with their required review fees.
C. 
Determination of completeness of the submission.
(1) 
Based upon the general submission items in § 425-28C, the Commission shall have authority, at its first regularly scheduled meeting after a submission is filed within the Township's required time period, to determine that a submission is incomplete and do one of the following:
(a) 
Recommend to the Board of Supervisors not to accept the submission and indicate to the applicant the list of deficiencies in writing; or
(b) 
Table the acceptance of the submission until the next Commission meeting where the applicant has met all of the submittal requirements and has filed such materials within the required time period prior to the meeting. The ninety-day time limit for action shall not begin until the plan is accepted as complete.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(2) 
If the Commission determines that the submission is complete as filed, the Commission shall accept the plans and begin its review.
D. 
Review by Township Engineer.
(1) 
The Township Engineer shall review the engineering considerations of the preliminary plan and prepare a report to the Commission.
(2) 
The Township Engineer may require the applicant or his/her plan preparer to meet with him/her to resolve technical engineering considerations outside of the Commission meetings.
(3) 
A copy of the findings, observations and comments of the Township Engineer shall be sent or handed in person to the applicant or his/her representative prior to the Commission meeting at which the plan will be received.
E. 
Review by Commission. The Commission shall accomplish the following within the time limitations of the MPC[2] (unless the applicant grants a written time extension which allows a sufficient number of days within this deadline for a decision by the Board of Supervisors):
(1) 
Review all applicable reports received;
(2) 
Determine whether the preliminary plan meets the requirements of this chapter and other applicable ordinances;
(3) 
Recommend any revisions needed for the plan to comply with this chapter or other ordinances or that would improve the plan;
(4) 
Recommend approval, conditional approval, or disapproval of the preliminary plan in a written report to the Board of Supervisors that:
(a) 
Specifies any recommended conditions for approval;
(b) 
Identifies defects found; and
(c) 
Describes requirements which have not been met and cites the provisions of the statute or ordinance relied upon in each case.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
F. 
Review and decision by the Board of Supervisors. The Board of Supervisors shall:
(1) 
Review the report from the Commission and all other applicable reports received.
(2) 
Determine whether the preliminary plan meets the requirements of this chapter and other applicable ordinances.
(3) 
Approve, conditionally approve or disapprove the preliminary plan within the time limits required by the MPC.
(a) 
The Board of Supervisors shall render its decision and communicate it in writing to the applicant personally or by mail to him at his last known address not later than 15 days following the decision but not later than 90 days following the date of the regular meeting of the Commission next following the date the application is filed, within the Township's required time period, provided that should the said next regular meeting occur more than 30 days following the filing of the application, the said ninety-day period shall be measured from the 30th day following the day the application has been filed.
(4) 
Approval of the preliminary plan shall constitute conditional approval of the subdivision or land development as to the character and intensity, but shall not a) constitute approval of the final plan or b) authorize the sale of lots.
(5) 
If the preliminary plan is disapproved, the decision shall specify defects found in the plan, describe requirements which have not been met, and cite the provisions of the statute or ordinance relied upon in each case.
G. 
Expiration of preliminary plan approval. Failure to comply with the time requirement for the final plan submission shall render the preliminary plan null and void, and a new preliminary plan submission and approval shall be required.
A. 
The information and materials listed in this section are required as part of all preliminary plans. This list of requirements shall also serve as a checklist for the applicant and the Township to ensure completeness of submissions.
B. 
The required information listed in this section may be combined or separated onto different sheets, provided that all the information is legible.
C. 
Weisenberg Township preliminary plan for major subdivision and/or land development checklist.
[Amended 3-11-2002 by Ord. No. 02-02; 9-11-2023 by Ord. No. 2023-6; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
SUBDIVISION:
DATE OR REVISION DATE OF PLAN: __________
Place checkmarks in the appropriate columns below, except: 1) insert "NA" in the "Not Submitted" column if not applicable and 2) insert "W" in the "Not Submitted" column if a waiver is requested from the requirement.
A. GENERAL SUBMISSION ITEMS. The Township may require additional copies.
Submitted
Not Submitted
1.
4 copies of the signed application (see Appendix A).[1]
_____
_____
2.
2 copies of the reimbursement and escrow form signed by all record owners if no sketch plan was presented (see Appendix A.)
_____
_____
3.
7 copies of the preliminary plan.
_____
_____
4.
Application fee and Township escrow.
_____
_____
5.
3 copies of the drainage calculations.
_____
_____
6.
3 copies of the E&S control plan and narrative, application, transmittal letter and a copy of the review fee check.
_____
_____
7.
3 copies of the NPDES application, transmittal letter and a copy of the review fee check.
_____
_____
8.
3 copies of any other state or federal permit application, transmittal letter and a copy of any review fee check(s).
_____
_____
9.
4 copies of the LVPC transmittal letter with the application form and a copy of the review fee check.
_____
_____
10.
3 copies of the DEP planning module.
_____
_____
11.
An electronic (PDF) copy of all plans, reports, applications and other submitted material.
_____
_____
B. DRAFTING REQUIREMENTS. All information shall be legibly and accurately presented.
Submitted
Not Submitted
1.
Standard engineering scale adequate to show the proposed development.
_____
_____
2.
Plan size: 18 inches x 24 inches, 24 inches x 36 inches, or a maximum size of 32 inches x 42 inches.
_____
_____
3.
Key diagram if plan requires more than 1 sheet.
_____
_____
4.
Name and address of record owner.
_____
_____
5.
Name and address of developer if different than owner.
_____
_____
6.
Name of the proposed subdivision or land development.
_____
_____
7.
Name of Township and county.
_____
_____
8.
Names of all adjoining subdivisions/land developments and/or property owners.
_____
_____
9.
Name, address, license number and seal of registered engineer and/or surveyor.
_____
_____
10.
North arrow, graphic and written scale.
_____
_____
11.
Original date drawing was completed and all revision dates.
_____
_____
12.
Location map, scale 1 in. equals 2,000 ft. or less.
_____
_____
13.
Total tract acreage and boundaries showing bearings and distances.
_____
_____
14.
All dimensions shown in feet and hundredths of a foot.
_____
_____
15.
All bearings shall be to the nearest second of arc.
_____
_____
16.
Lot line dimensions showing bearings and distances.
_____
_____
17.
Lot areas, lot numbers, and a statement of total number of lots.
_____
_____
18.
A statement of all proposed uses.
_____
_____
19.
Tax parcel ID.
_____
_____
20.
Zoning districts and tract location address.
_____
_____
21.
Building setback lines along each street and along lot lines, including dimensions.
_____
_____
22.
All existing buildings within subdivision.
_____
_____
23.
All existing streets, type of surface and rights-of-way, including dimensions.
_____
_____
24.
A sketch map of the proposed road system for the remainder of the area not included in the preliminary plan.
_____
_____
25.
Location, width, and purpose of proposed easements and utility rights-of-way.
_____
_____
26.
All proposed streets and rights-of-way, including dimensions.
_____
_____
27.
Suggested street names.
_____
_____
28.
All existing underground utilities, bridges, culverts or railroads within the project area.
_____
_____
29.
Location, width and purpose of all existing easements or rights-of-way within the project area.
_____
_____
30.
Existing and proposed water line with size, type of material and point of connection.
_____
_____
31.
Existing and proposed storm sewer lines with sizes, types of materials and points of discharge.
_____
_____
32.
Preliminary design of bridges.
_____
_____
33.
Location of natural drainage patterns, streams, ponds, floodplains, etc.
_____
_____
34.
Location and description of soil types present within the proposed subdivision including wetlands.
_____
_____
35.
Location of wooded area, rock outcropping, etc.
_____
_____
36.
A topography of the tract delineating slope areas 15% and over.
_____
_____
37.
Contour lines, 2-ft. or 5-ft. maximum intervals.
_____
_____
38.
Bench mark elevation and location based on USGS datum, where available.
_____
_____
39.
A phasing map illustrating the entire contiguous holdings of the landowner, showing the ultimate subdivision, and delineating the area which the preliminary plan encompasses.
_____
_____
40.
Parks, playground, etc., reserved for public or common use.
_____
_____
41.
Preliminary profiles, cross sections and specifications for all proposed streets showing all vertical and horizontal geometry.
_____
_____
42.
Preliminary profiles and details for all proposed sanitary sewers including invert and top elevations of manholes.
_____
_____
43.
Preliminary profiles and details for all proposed storm sewers, including invert and top elevations of all structures.
_____
_____
44.
Preliminary profiles and details for all proposed water lines including all other utility crossings.
_____
_____
45.
A grading plan showing stormwater runoff swales and first floor elevations.
_____
_____
46.
Storm drainage calculations.
_____
_____
47.
Erosion and sedimentation control plans.
_____
_____
48.
Landscape plan.
_____
_____
49.
Location of primary and secondary drainage fields for on-lot sewage disposal systems, where applicable.
_____
_____
50.
PennDOT highway occupancy permit or the following note on the plan:
"Note: 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'[2] before driveway access to a state highway is permitted."
_____
_____
51.
Certification of central water supply.
_____
_____
52.
Certification of central sewage disposal system.
_____
_____
53.*
Health, safety and recreation donation, per dwelling unit.
_____
_____
54.*
Unimproved road fee.
_____
_____
*
To be discussed with the Board of Supervisors.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
[2]
Editor's Note: See 36 P.S. § 670-420.