Article VII Minor Subdivisions and Lot Line Adjustments

The applicant shall file to the staff at least 21 days prior to a regularly scheduled Planning Commission meeting:

The required fee(s) including any County Planning Commission review fee; and,

The number of copies* of plans, applications and materials provided for in § 400-703 for a minor subdivision and § 400-704 for a lot line adjustment.

*	The staff may require the applicant to provide additional copies.

The Township staff shall forward, prior to final plan approval, the appropriate plan information to the following agencies to seek their comments, unless the staff determines that such review is not needed because of the limited scope of the proposed project:

Municipal Authority or Sewage Enforcement Officer.

Fire Chief and Police Chief.

Township Codes Enforcement staff and Township Secretary.

Township Engineer and/or Consulting Engineer.

The applicant is fully responsible for the following:

Providing a copy of the soil and erosion control plan to the County Conservation District if earth disturbance is proposed.

Contacting the appropriate utility companies.

Applying for any PennDOT highway occupancy permit that may be required.

Determining whether any permits or approvals are needed from any agency outside of the Township.

All sheets should be folded to approximately nine inches by 12 inches in size or rolled in such a manner that the title of the sheet faces out.

(5)

Each set of supportive documents shall provide the information required by § 400-703, unless otherwise exempt.

Initial actions by the staff.

The staff shall review the submission items filed against a checklist for completeness and shall report such review to the Commission at its next regularly scheduled meeting.

The staff shall submit one set of plans to the County Planning Commission for their review.

The staff shall retain in the Commission's files one copy of all materials submitted by the applicant.

The staff shall forward to the Commission at or before the next regularly scheduled meeting of the Commission:

Copies of the application form.

Copies of the final plan checklist.

Copies of the final plan.

At least one copy of the supportive documents.

Determination of completeness by Commission.

Based upon the initial review of the Township staff and/or the Township Engineer, the Commission shall have authority, at its first regularly scheduled meeting after the submission is timely filed, to determine that a submission is significantly incomplete and therefore to refuse to review the submission further and to do one of the following:

Not accept the submission, indicating the deficiencies, and return the fee (minus the costs of any Township review) to the applicant.

Accept the submission as being filed for review on the condition that the applicant shall file such additional required materials and information to the staff or appropriate agency or person within a certain number of days from the date of such acceptance.

Table the acceptance of the submission until the next Planning Commission meeting where the applicant has met all of the submittal requirements, and has filed such materials within the required 21 days prior to the meeting. The ninety-day time limit for action shall not begin until such acceptance.

Recommend that the plan be rejected by the Board of Supervisors for just cause.

If the Commission determines that the submission is significantly complete, as filed and as required, the Commission shall accept the plans and may begin its review.

Zoning variances. An application under this chapter shall not be considered to be complete if one or more zoning variances will be required for the subdivision or land development to legally occur as submitted, until such time as the needed zoning variances have been granted. If the Planning Commission becomes aware that the zoning variance has been lawfully appealed, the Planning Commission may table the lawful acceptance of a submission until that appeal is resolved if they determine that the variance is needed for the feasibility of the proposal as submitted.

Review by Township Engineer.

Within 45 days from the date the plan is duly submitted for review (unless granted an extension by the Commission) the Township Engineer should review the engineering considerations in the plan and prepare an initial report on such considerations to the Commission.

The Township Engineer may make additional reports and recommendations to the Commission and the Board of Supervisors during review of the plan.

Review by Commission. The Planning Commission shall accomplish the following within the time limitations of the State Municipalities Planning Code (unless the applicant grants a written time extension).

Review all applicable reports received from the appropriate review agencies and officers.

Determine whether the final plan submission meets the objectives and requirements of this chapter, other ordinances and statutes.

Review the final plan submission with the applicant, his agent or representative (if present) and recommend any needed revisions so that the submission will conform to this chapter, other ordinances and statutes.

Recommend approval or disapproval of the final plan submission in an advisory report to the Board of Supervisors, specifying any recommended conditions for approval, identifying defects found by the application, describing requirements which have not been met, citing the provisions of the ordinance or statute relied upon.

Review by Board of Supervisors. The Board of Supervisors shall:

Review the report of the Commission.

Review the report received from any other official reviewing agencies.

Determine whether the final plan submission meets the objectives and requirements of this chapter, other ordinances and statutes.

Approve or reject the final plan submission within the time required by the Municipalities Planning Code.

(5)

County Planning Commission review. No subdivision or land development shall be granted final approval until a report is received from the County Planning Commission or until the expiration of 30 days from the date the application was forwarded to the County Planning Commission.

Decision by Board of Supervisors.

The decision of the Board of Supervisors shall be in writing and shall be communicated to the applicant personally or mailed not later than 15 days following the decision.

Approval.

The approval of the final plan by the Board of Supervisors shall not by itself constitute an acceptance of the dedication of any street or other proposed public way, space or area, unless such acceptance is specifically made at such time.

Any such acceptance of dedication shall be specifically stated along with the signatures required for approval.

If the Board of Supervisors elects to accept lands offered for dedication, the submission shall be accompanied by duly executed instruments of conveyance to the Township. Such instruments shall state that the title thereof is free and unencumbered.

§ 400-703 Minor subdivision final plan requirements.

If a final plan submission is disapproved, the decision shall specify defects found in the submission, shall describe requirements which have not been met, and shall cite the provisions of the statute or ordinance relied upon in each case.

All of the following information and materials listed in this section are required as part of all minor subdivision submissions. This list of requirements shall serve as both a list of requirements, and as a checklist for the applicant and the Township to ensure completion of submissions. The applicant shall submit completed photocopies of this section as part of the application.

TOWNSHIP OF SPRING
MINOR SUBDIVISION FINAL PLAN CHECKLIST AND LIST OF SUBMITTAL REQUIREMENTS
(To Be Completed By Applicant)
Applicant's Name:
Applicant's Address:
Applicant's Phone No.:
Applicant's Signature:
Date: ____________________
* Insert "NA" in the "Not Submitted" column if not applicable. Insert "W" in the "Not Submitted" column if a waiver is requested from the requirement.
SUBMITTED	NOT SUBMITTED*
		A.	GENERAL SUBMISSION ITEMS:
_____	_____		1.	Township application/review fee(s)/escrow
_____	_____		2.	2 copies of the Application (see Attachment 1[1])
_____	_____		3.	2 copies of the Minor Subdivision Plan Checklist (using the photocopies of the pages in this section)
_____	_____		4.	8 copies of the Final Plan
_____	_____		5.	4 sets of Supportive Documents (not applicable for Lot Line Adjustments)
_____	_____		6.	A completed County Subdivision and Land Development Review Application with any review fee charged by the County.
		B.	DRAFTING REQUIREMENTS: All information shall be legibly and accurately presented.
_____	_____		1.	Plans prepared on a standard sized sheet (such as 18"x24," 24"x36," 30"x42" or 36"x48")
_____	_____		2.	Plans drawn at a scale of 1 inch equals 50 feet or other scale preapproved by the Township Engineer or Township Staff
_____	_____		3.	All dimensions set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
_____	_____		4.	Differentiation between existing and proposed features
_____	_____		5.	Boundary line of the tract, shown as a heavy line
		C.	GENERAL INFORMATION:
_____	_____		1.	Name and location of subdivision
_____	_____		2.	Name of landowner and developer (with addresses)
_____	_____		3.	Names of adjoining property owners, including those across adjacent streets and alleys, with lotlines of adjacent lots and approximate locations of any buildings existing on these lots within 100 feet.
_____	_____		4.	Notarized Owners Statement of Intent (See Attachment 2[2])
_____	_____		5.	Name, address, signature, and seal of the plan surveyor and plan preparer. (See Attachment 2[3])
_____	_____		6.	Approval/review signature blocks for: Township governing body, Township Planning Commission and County Planning Commission (see Attachment 2[4])
_____	_____		7.	Location map at a scale of one inch equals 800 feet showing the location of the project in relation to the following features within 1,000 feet of the boundaries of the tract: existing and proposed streets, waterways, zoning district boundaries, and municipal boundaries
_____	_____		8.	North arrow, graphic scale, written scale
_____	_____		9.	Date of plan and all subsequent revision dates (especially noting if it is a revision of a previously approved plan)
_____	_____		10.	Source of title, including date, grantor and grantee
_____	_____		11.	Tax Map number (if available) and block and lot for the tract being subdivided
_____	_____		12.	A statement indicating if the proposed development will result in 10 or more lots from the tract as of 1976
_____	_____		13.	All record information if property was previously subdivided
		D.	NATURAL FEATURES:
_____	_____		1.	Contour lines as follows:
				a.	0% to 15% slope - may be accurately superimposed from the U.S.G.S. quadrangle map - 2' contour interval
				b.	15% or greater - shall be based on a field survey or photogrametric procedure at an interval of five feet (or other interval pre-approved by the Township Engineer or Township Staff) at a scale of one inch equals 100 feet or larger
_____	_____		2.	Identification of any slopes of 15% to 25%, and greater than 25%
_____	_____		3.	Areas within any hydric soils (see County Soil Survey), with a notation that there are none if that is the case
_____	_____		4.	Watercourses (with any name), natural springs, lakes and wetlands. Detailed delineations of wetlands are not required if there is clearly no alteration proposed of any areas that could be reasonably suspected of being wetlands
_____	_____		5.	Rock outcrops, stone fields and sinkholes
_____	_____		6.	Areas of existing mature woods, with areas noted that are proposed to be preserved or removed.
		E.	MAN-MADE FEATURES:
_____	_____		1.	Existing and proposed lot lines
				a.	The boundaries of lots (other than a residual lot of at least 10 acres) shall be determined by accurate field survey, closed with an error not to exceed 1 in 10,000 and balanced.
				b.	The boundaries of any residual tract which is greater than 10 acres may be determined by deed.
_____	_____		2.	Location of existing and proposed monuments
_____	_____		3.	Sufficient bearings, lengths of lines, radii, arc lengths, street widths, right-of-way and easement widths of all lots, streets, rights-of-way, easements and community or public areas to accurately and completely reproduce each and every course on the ground.
_____	_____		4.	Buildings estimated to be 80 years or older that are proposed to be impacted by the subdivision, with name and description
_____	_____		5.	Sewer lines, stormwater facilities, water lines, bridges and culverts
_____	_____		6.	Existing and proposed utility easements and restrictive covenants and easements for purposes which might affect development (stating which easements and rights-of-ways proposed for dedication to the municipality)
_____	_____		7.	Proposed (if known) and existing building locations and land uses.
		F.	ZONING REQUIREMENTS:
_____	_____		1.	Applicable district and minimum lot area
_____	_____		2.	Minimum setback requirements shown for each lot
		G.	PROPOSED LAYOUT:
_____	_____		1.	Total acreage of site and total proposed number of lots
_____	_____		2.	Identification number for each lot
_____	_____		3.	Lot area for each lot
_____	_____		4.	The following items for each lot, as applicable, using the following symbols (or other symbols pre-approved by the Township staff):
			Well (if not connected to central water system) with required separation distance shown from septic drain fields, and with dimensions from lotlines
			Primary drain field (with dimensions from lotlines)
			Secondary drain field
			Soil probe location (located with dimensions)
			Percolation test location (located with dimensions)
_____	_____		5.	Existing and proposed storm drainage facilities or structures
		H.	Additional information: The Planning Commission may require the submission of any additional information that would be required for the Final Plan of a major subdivision under § 400-603.
_____	_____		1.	Residual Lands Sketch. If the submitted plans do not include all undeveloped or underdeveloped adjacent or abutting lands owned by the same landowner or under control of the same developer (or closely related corporations), the Township may require that a sketch be submitted at an appropriate scale, on one sheet, covering all such land holdings together with a sketch of a reasonable future road system to demonstrate that the proposed subdivision provides for the orderly development of any residual lands and/or does not adversely affect the potential development of residual lands.
_____	_____		2.	Completed DEP Sewage Planning Module application, if applicable.

[1]

Editor's Note: Said application is included as an attachment to this chapter.

[2]

Editor's Note: Said statement is included as an attachment to this chapter.

[3]

Editor's Note: Said statement is included as an attachment to this chapter.

[4]

Editor's Note: Said form is included as an attachment to this chapter.

§ 400-704 Lot line adjustments, annexations and other plans exempt from normal submission.

An applicant may submit the reduced submission requirements listed in this section together with the procedures that would apply to a minor subdivision plan instead of the preliminary and final submission requirements only where all of the following would apply:

No additional number of new lots will be created.

No additional segments or significantly changed alignments of streets are proposed.

The plan cannot reasonably be expected to result in any construction of new principal nonresidential buildings (other than buildings to support crop farming).

The plans will only involve one or more of the following:

Adjustment to lotlines.

Annexation of one or more lots onto one or more lots.