[Ord. 208, 9/25/2012]
1.
It is
the purpose of this Part to provide a procedure by which minor subdivisions
may be reviewed.
2.
In the
event that the proposed subdivision shall involve a change in the
location of streets, sanitary or storm sewers, water mains, culverts
or any other municipal improvements, then the provisions of this Section
shall not be applicable and the applicant/developer shall be required
to comply with the requirements for preliminary major subdivision
plans.
3.
Only one
minor subdivision shall be permitted for a single property. Subsequent
subdivisions shall be considered to be major subdivisions and shall
meet the requirements for major subdivision plans.
[Ord. 208, 9/25/2012]
1.
The applicant/developer
shall submit eight copies of the minor subdivision plans, data and
application to the Township at least 10 calendar days in advance of
a regular monthly meeting of the Township Planning Commission. Fees
shall be paid as required.
A.
The applicant/developer
shall prepare a minor subdivision plan and application in preliminary
or final form at the applicant/developer’s option.
B.
The applicant/developer
shall submit two electronic copies (one in Auto CAD format and one
in PDF format) of the final plan on durable media such as CDs or DVDs.
C.
Upon
submission of a plan, the Township shall determine if the application
is complete and, if so, schedule it to be accepted for review at the
next regularly scheduled Township Planning Commission meeting; if
the Township determines the application is incomplete, the plan and
application shall not be reviewed but shall be returned to the applicant/developer
with a report indicating the deficiencies. Once the plan is accepted
for review by the Planning Commission this shall be considered the
start of the MPC ninety-day review period.
D.
Distribution.
The Township shall distribute copies of the preliminary/final plan
and supporting data to the following:
(1)
The Board of Supervisors: one copy.
(2)
The Township Planning Commission: five copies.
(3)
The Township files: two copies.
In addition to the copies noted above, the following submissions
shall be made by the applicant/developer:
(a)
Township Engineer: one copy.
(b)
Township Solicitor: one copy.
(c)
Water Authority: copies per agency, as applicable.
(d)
Sewer Authority: copies per agency, as applicable.
(e)
Fire Company servicing the project, as requested.
(f)
School Board of the school servicing the project, as requested.
(g)
PennDOT (where required): copies per agency submission requirements.
(h)
Monroe County Planning Commission copies per agency submission requirements.
(i)
Monroe County Conservation District: copies per agency submission
requirements.
[Ord. 208, 9/25/2012]
1.
The following
information and data shall be included on or accompany all preliminary
minor subdivision plans. If the applicant/developer chooses to seek
preliminary/final approval, then the requirements for final plans
must be submitted.
A.
The plan
shall be clear and legibly drawn at a scale of not less than one inch
equals 100 feet, indicating date, scale and north arrow.
B.
The name
of the subdivision or land development.
C.
The tax
map parcel number, the tax map sheet, block and lot numbers for the
tract and for all adjacent lots.
D.
The name
and address of the owner/developer/applicant.
E.
The name
and address of the engineer, surveyor, landscape architect or architect
who prepared the plan.
F.
Existing
tract boundaries indicating the area of original tract in acres or
square feet.
G.
All existing
and proposed structures and uses indicating all setback lines as well
as shortest distances between buildings.
H.
The existing
features, including all streets adjacent to the tract and all proposed
access points and parking areas.
I.
Existing
and proposed easements and rights-of-way within and adjoining the
tract.
J.
The zoning
district and boundaries and zoning on adjacent tracts.
K.
Zoning
requirements, including applicable district, lot size and yard requirements,
open lands, impervious surface amount and ratio, buffer yards, height,
resource protection standards and proof of any modifications, variance
or special exceptions which may have been granted by the Township
Zoning Hearing Board.
L.
Existing
and proposed lot lines.
M.
Contours
and the basis for topography and vertical datum base.
N.
A key
map with a north arrow for the purpose of locating the site to be
subdivided showing the relation of the tract to adjoining property
and to all streets, roads and municipal boundaries existing within
800 feet of any part of the property proposed to be subdivided.
O.
A tax
map format shall be used showing the names of the owners and uses
of all abutting properties.
P.
Significant
physical features such as but not limited to streams, lakes, ponds
and drainage rights-of-way, including the direction of flow; and the
location of all environmentally sensitive features, including floodplains,
floodplain soils, wetlands, lake and pond shorelines, woodlands, large
trees standing outside of woodlands and steep slopes.
Q.
The original
date, dates last revised, sheets revised, north point and scale shown
graphically and numerically on the front sheet of the plan.
R.
A recent
title report shall be submitted verifying any restrictions in the
deed affecting the subdivision or development of the property, including,
but not limited to, any underground, overhead or surface utility easements
or rights-of-way. Copies of easements shall be submitted for review.
S.
Dimensions
shall be in feet and decimal parts thereof and bearings shall be in
degrees, minutes and seconds. All radii, arc and chord lengths and
central angles of curves shall be indicated.
T.
The sheet
or sheets shall be a minimum of 24 inches by 36 inches or larger sizes
allowed for recordation purposes. If more than one sheet is necessary,
each sheet shall be the same size and consecutively numbered to show
its relation to the total number of sheets comprising the plan, i.e.,
Sheet No. 1 of 5, etc.
U.
All plans
must be acknowledged and sealed by a land surveyor responsible for
the plan in compliance with the Land Surveyor Law. If an environmental
consultant, architect or landscape architect collaborated in the preparation
of the plan, his/her name and address shall also appear.
V.
A complete
outline survey of the property to be subdivided or developed shall
be provided, showing all courses, distances, areas and tie-ins to
all adjacent intersections. The survey shall not have an error of
closure greater than one part in 10,000.
W.
The location,
name and widths of all streets bordering the land to be developed
or subdivided, including legislative and traffic route numbers and
their existing and ultimate rights-of-way.
X.
The location
of all existing buildings, towers, sewers, water mains, culverts,
petroleum products or gas mains, fire hydrants and other significant
man-made facilities and their existing and proposed use or disposition
on the site.
Y.
The location
of wells, on-site septic systems, stormwater management facilities
and similar features or within 200 feet of any part of the land to
be subdivided or developed.
Z.
Natural
Features. The applicant/developer shall furnish on appropriate maps
or other documents all natural features, including floodplains, soils,
steep slopes, forested areas, lakes, ponds, watercourses, wetlands,
quarries, rock outcroppings, boulder fields and the location of any
unique plants or other vegetation. All applications shall include
maps showing the location of the resources.
(1)
The location of any designated floodplain district, the 100-year
flood elevations and the boundaries of the floodplain districts, including
those determined by studies or FEMA firm maps.
(2)
The soil classifications, hydraulic soil classification, and boundary
lines of all soils located on the tract with specific reference to
any alluvial or hydric soils boundary. Soil descriptions for all soil
types shall be provided and any building restrictions due to wet soils,
seasonally high water table or other restrictions shall be provided
on the plans.
(3)
Lakes, Ponds, Streams, Rivers, Creeks and Waters of the Commonwealth.
All lakes, ponds and waters of the commonwealth shall be shown.
(4)
Wetlands Delineation. If any of the three wetlands parameters (hydric
soils, hydrophytic vegetation or evidence of hydrology) are present
on a site proposed for development, a separate wetlands delineation
of sufficient detail to allow for thorough review by Township officials
must be submitted to the Township. As part of the delineation process,
a field investigation shall be performed and wetlands boundaries on
the site shall be verified and flagged. Delineation and verification
shall be performed by a qualified wetlands professional. The delineation
shall be incorporated into the plan. The person or organization performing
the delineation shall certify that the delineation has been performed
in accordance with the criteria for wetlands delineation established
in the Federal Manual for Identifying and Delineating Jurisdictional
Wetlands, or any more restrictive amendments thereto. Wetlands shall
be defined by metes and bounds.
AA.
Any
existing buildings and structures, including structural remains which
are located on or adjacent to the site and a statement as to whether
or not these buildings have any historical significance.
BB.
The
location of zoning district boundary lines affecting the subdivision
and an indication that each lot is equal to or in excess of the applicable
zoning district requirements.
CC.
Statements
from the agency with jurisdiction as to the sufficiency and acceptability
of the proposed means of water supply and sanitary sewers and from
the Monroe County Conservation District as to soil erosion and sedimentation
control to be provided.
DD.
An
indication of any lots in which other than residential use is intended,
the total number of lots created and the gross lot area and net lot
area for each lot.
EE.
A statement
or certificate by the applicant/developer indicating that, to the
best of his or her knowledge, the plans are in conformity with engineering,
zoning, building, sanitation and other applicable Township ordinances
and regulations and, if they are not so conforming, to detail the
areas of nonconformance and the reasons for requesting a modification
to the Township standards.
FF.
All
areas or features of the project parcel which are subject to the Township
Official Map and the type of reservation as specified on the Official
Map.
GG.
The
location of all existing and proposed monuments shall be shown.
HH.
The
location, size and ownership of all underground utilities and any
rights-of-way or easements within the property shall be shown.
II.
The
layout, approximate dimensions, proposed use and consecutive numbering
of all lots shall be shown. All sheets shall show lot numbers.
[Ord. 208, 9/25/2012]
1.
Township
Engineer Review. The Township Engineer, following receipt of the plans
from the Township, shall review the engineering considerations and
prepare a report of adequacy for the Planning Commission and Supervisors.
The Township Engineer shall thoroughly check the plans of all subdivisions
and land developments in order to determine the degree of compliance
to all Township ordinances, design standards and engineering considerations.
2.
Planning
Commission Review. Following receipt of the complete submission to
the Township, the Planning Commission shall:
A.
Receive
and review the applicant/developer’s submission.
B.
Receive
and review the report by the Monroe County Planning Commission and
the reports of all other reviewing agencies or persons.
C.
Receive
and review the report by the Township Engineer.
D.
Listen
to the applicant/developer’s presentation.
E.
Discuss
submission with the applicant/developer at a Planning Commission meeting.
F.
Determine whether the final plans meet the requirements of this Chapter and the Township Zoning Ordinance [Chapter 27] and comply with all the conditions of preliminary plan approval. A final plan shall not be recommended for approval until the applicant/developer has met all the conditions of the action granting approval of such plan at the preliminary plan stage.
G.
Submit
a recommendation regarding plan approval on the plan for use by the
Board of Supervisors, such recommendation to be contained within the
Commission’s regular minutes or as a separate report at the
discretion of the Planning Commission.
3.
Board
of Supervisors Review.
A.
Following
receipt of the Township Planning Commission’s report and, unless
extended by the applicant/developer, within 90 days following the
date of the first regular Planning Commission meeting which follows
the date the complete application is filed, the Board of Supervisors
shall:
(1)
Receive and review the applicant/developer’s submission, listen
to the applicant/developer’s presentation and discuss the project
with the applicant/developer at a public meeting.
(2)
Receive and review the reports by the Township Planning Commission,
the Township Engineer, the Monroe County Planning Commission and other
agencies or officials who have submitted a report.
(3)
Evaluate the applicant/developer’s submission, presentation,
the discussion with the applicant/developer, the Township Engineer’s
report and the Planning Commission’s report.
(4)
Determine whether the final plan meets the objectives and requirements of this Chapter and the Township Zoning Ordinance [Chapter 27].
(5)
Express its approval of the plan, stating the conditions of such
approval, if any, or its disapproval, stating the reasons therefore.
The Township may approve plans subject to conditions which require
the consent of the applicant/developer, in which event the applicant/developer
shall advise the Board of Supervisors prior to the final vote by the
Board of Supervisors on the plan as to whether he accepts or rejects
said conditions.
(6)
Ruling on the Minor Subdivision Plans. The Board of Supervisors shall
act upon the minor subdivision plan within the time limits and in
the manner required in the MPC.
(7)
Notification of Ruling. The Board of Supervisors shall provide written
notice to the applicant/developer in accordance with MPC requirements.
Refusal by the applicant/developer to accept conditions of approval
shall constitute disapproval of the plan.
B.
A final
plan shall not be signed by the authorized officers of the Board of
Supervisors until the applicant/developer has met all of the conditions
of the action granting approval of such plan.
4.
Following
approval of a final plan, the applicant/developer shall submit three
completed and executed record plan Mylar drawings for signatures by
the members of the Board of Supervisors. Submission shall also include
three paper Record Plans and three complete paper sets. No Mylar plans
shall be recorded until a development agreement between the Township
and the applicant/developer has been executed.
5.
No changes,
erasures, modifications or revisions shall be made in any final plan
after approval has been given by the Board of Supervisors and endorsed,
in writing, on the plan. In the event that any final plan, when recorded,
contains any such changes, the final plan shall be considered null
and void, and the Board of Supervisors shall institute proceedings
to have said plan stricken from the records of the County Recorder
of Deeds.
6.
All approved
final plans must be recorded in accordance with Part 9, “Recording
of Final Plan.”
