Whenever a subdivision or development of land
is desired to be effected, a plat of the layout of such subdivision
shall be prepared, filed, and processed, according to the requirements
of this chapter.
[Amended 12-16-2019 by Ord. No. 271]
Prior to the preparation and filing of the preliminary
plat, the applicant may consult with the Committee to ascertain those
elements which should be considered in the design of the subdivision.
These shall include any features of the municipality's comprehensive
plan, thoroughfare plan, community facilities plan, or of any plans
of the Committee, including, but not limited to, proposed streets,
recreation areas, drainage reservations, shopping centers and school
sites, as well as the following:
A.
The suitability of the site for development.
B.
The demand for a development of the type proposed
and the particular location proposed.
C.
The accessibility of the site.
D.
The availability of public facilities (schools, streets,
parks, water, sanitary and storm sewage, etc.) and public services
(police, fire, refuse disposal, etc.).
E.
The effect on the project of any contemplated improvements
or the proposals of the Township's comprehensive plan and these regulations.
F.
Sewage facilities requirements of the Department of
Environmental Protection and the Township and/or Municipal Authority.
G.
Erosion and sedimentation plans and permits as required
by the Department of Environmental Protection and as reviewed by the
Franklin Conservation District.
I.
Precautionary measures to preserve or protect historic
and natural features.
J.
Approvals by all appropriate state and federal agencies.
[Amended 9-19-2011 by Ord. No. 235]
A.
Preapplication
plans and data shall consist of a sketch plan of the proposed development,
together with general information describing or outlining existing
covenants, land characteristics, community facilities and utilities,
and information describing the proposed subdivision or land development,
such as the number of residential lots, typical lot width and depth,
business areas, playgrounds, park areas, other public areas, proposed
protective covenants, if any, proposed utilities, street improvements,
disposal sites, sinkholes, or water sources.
B.
For residential
subdivisions in the A and F-C Zoning Districts where the minimum lot
area has been decreased, with the remainder of the parcel remaining
in open space, the sketch plan shall also illustrate the location(s)
of the proposed open space. Priority areas to be considered include
the following:
The following shall be submitted with an application
for review and approval of preliminary plats:
A.
Twelve copies of the subdivision or land development
plan in the form of a map or series of maps on sheet sizes either
8 1/2 inches by 14 inches, 18 inches by 24 inches, or 24 inches by
36 inches, drawn to a scale not smaller than 100 feet to the inch
and showing the following:
[Amended 12-29-2004 by Ord. No. 182; 12-16-2019 by Ord. No. 271]
(1)
The limits and dimensions of the tract to be subdivided
or developed and the proposed name or identifying title of the project,
the date, scale and North point.
(2)
The layout of the lots showing dimensions, lot numbers
and area of each lot.
(3)
Location of existing and proposed streets, including
the name and widths of the right-of-way and cartway.
(4)
The location, dimensions, and courses, where applicable,
of existing and nonexisting property lines, buildings, railroads,
easements, rights-of-way, public lands, tree masses, streams, water
sources and other features, monuments, sanitary and storm sewers,
water facilities, utility poles, wetland areas, floodplain areas,
disposal sites, sink holes, contaminated soil areas, gas lines, wells,
fire hydrants, and other features that may exist on the site.
(5)
The location, dimensions, and courses, where applicable,
of proposed and existing easements, rights-of-way, lands to be reserved
for public purposes, sanitary and storm sewers, and water facilities.
(6)
Existing topographic contours, with elevations based
on benchmarks established by the Township Authority or on data approved
by the Committee where such benchmarks are unavailable, and showing
contours at vertical intervals of not more than five feet where the
slope is 10% or greater and not more than two feet where the slope
is less than 10%.
(7)
The name and address of the subdivider or developer.
The name, seal, and signature of the registered engineer or registered
surveyor who shall have prepared the plan. The name and address of
the owner of the tract and the names of the owners of adjoining tracts,
together with deed references.
(8)
A location map showing the proposed project in relation
to adjacent properties and existing streets in the vicinity of the
Township.
(9)
Tract map. A scale drawing showing the boundaries
of the entire tract to be subdivided, the new lot or lots to be formed,
and the names of the adjoining property owners.
(10)
Stormwater management and stormwater management facilities as per Chapter 295, Stormwater Management, Article II, Antietam Creek Watershed, as may be amended from time to time, if the development is located in the Antietam Watershed, or Chapter 295, Stormwater Management, Article I, General Regulations, as may be amended from time to time, for all other developments.
B.
Twelve copies of cross-section drawings for all proposed
streets showing rights-of-way, cartway widths, location of sidewalks
and planting strips.
[Amended 12-16-2019 by Ord. No. 271]
C.
Twelve copies of profile drawings of all proposed
streets showing existing and proposed grades.
[Amended 12-16-2019 by Ord. No. 271]
D.
Twelve copies of plans and profiles of existing and/or
proposed sanitary and storm sewer systems, water distribution systems,
and any other pertinent utilities. Such plans shall include grades,
pipe sizes, and the location of valves and fire hydrants. All storm
sewer plans shall indicate the point(s) where surface water enters
and leaves the project.
[Amended 12-16-2019 by Ord. No. 271]
E.
Whenever a subdivision or development is subject to
the rules and regulations of the Department of Environmental Protection
with regard to the disposal of liquid wastes, the applicant shall
submit five copies of the completed planning module for the development
to the Township.
F.
In the event that the plan proposes extension of utility
service into the project by any authority or municipality other than
Washington Township or its agencies, a statement from the applicant
authority or municipality regarding the adequacy of such service extension
shall be submitted.
G.
Whenever the subdivision or development is subject
to the rules and regulations of the Department of Environmental Protection
with regard to the control of erosion and sedimentation, the applicant
shall file 12 copies of the erosion and sedimentation control plan
with the Township. The design standards and specifications for said
plan are contained in the Erosion and Sedimentation Control Handbook,
which has been prepared by the Franklin Conservation District and
is on file in that office and with the Township.
[Amended 12-16-2019 by Ord. No. 271]
H.
Provide a statement that the plan is in compliance
with the Township's junkyard, nuisance and all other ordinances, or
provide a correction plan with the final plan submittal.
I.
Whenever a subdivision or development will create a change in the traffic pattern of a roadway or significantly increase the traffic on an existing street, the Committee may require a traffic study to be completed as per § 310-21.
[Amended 12-16-2019 by Ord. No. 271]
J.
Whenever a subdivision or development is located in
a traffic impact fee area, the plan shall provide a statement on the
plan indicating the fee as per the Township regulations shall be paid
with the application for a land use permit.
[Added 12-29-2004 by Ord. No. 182]
A.
Filing. The applicant, at least 30 days prior to the
meeting of the Committee at which initial consideration is desired,
shall file with the Township 12 copies of the preliminary plat and
accompanying documentation for all plats other than minor subdivisions.
[Amended 12-16-2019 by Ord. No. 271]
B.
Copies of the preliminary plat and supporting data
shall be distributed by the Township to the following agencies, when
applicable, for review and comment:
C.
The applicant shall file copies of the plat with the
Franklin County Soil Conservation District with the appropriate fee
for all subdivisions of two lots or more.
D.
The Planning Committee shall take official action
on a preliminary plat within 62 days following the date of the regular
meeting of the Planning Committee next following the date the complete
application is accepted. A minimum of eight copies of the plan with
action of the Planning Committee annotated shall then be forwarded
to the Board of Supervisors along with a recommendation for approval,
for approval with modifications, or disapproval.
[Amended 12-16-2019 by Ord. No. 271]
E.
The Board of Supervisors shall take official action
on the preliminary plat after it has received the report of the Planning
Committee and within 90 days of the date of the regular meeting of
the Planning Committee next following the date the complete application
was filed or after a final order of court remanding an application,
provided that should the said next regular meeting occur more than
30 days following the filing of the application or the final order
of the court, said ninety-day period shall be measured from the 30th
day following the day the application has been filed. The Board shall
note its action on a minimum of eight copies of the plans. A minimum
of five copies shall be returned to the subdivider or developer, and
three copies retained for Township use. The applicant shall be notified
in writing, at his last known address, of the decision of the Board
of Supervisors not later than 15 days following the decision.
[Amended 11-16-2009 by Ord. No. 224; 12-16-2019 by Ord. No. 271]
The final plat shall conform to the approved
preliminary plat, and it may constitute only that portion of the approved
preliminary plat which the applicant proposes to record and develop
at the time, provided that such portion conforms with all the requirements
of this chapter; the final plat shall contain the following data:
A.
Twelve copies of the plan in the form of a map or
series of maps on sheet sizes either 8 1/2 inches by 14 inches, 18
inches by 24 inches, or 24 inches by 36 inches, drawn to a scale not
smaller than 100 feet to the inch, and showing the following:
[Amended 12-16-2019 by Ord. No. 271]
(2)
Final topographic contours in those areas recommended
by Committee and approved by the Supervisors at intervals of not more
than five feet where the slope is 10% or greater and not more than
two feet where the slope is less than 10%.
(3)
The location and method of proposed streetlighting
facilities, if any, and the location of street signs.
(4)
The location of minimum building setback lines.
(5)
Offer of dedication to the Township or Township Municipal
Authority, Waynesboro Borough Authority, wherever and in whichever
case applicable, of streets, rights-of-way, utility easements, recreation
areas, and sites for other public use.
(6)
Where applicable, a statement from the Washington
Township Municipal Authority and Waynesboro Borough Authority that
water and/or sewer utilities are available for this development.
B.
Twelve copies of a utility map or maps showing tract
boundaries; existing and proposed streets; lot lines; sanitary sewers,
including manholes, stormwater facilities; water system including
fire hydrants; and where applicable, curbs and sidewalks.
[Amended 12-16-2019 by Ord. No. 271]
C.
Twelve copies of profile and cross-section maps or
diagrams of streets showing proposed grades, sanitary sewer system,
stormwater piping, water system, underground utilities and stormwater
management facilities. Grades shall be shown at a minimum scale of
40 feet horizontal and four feet vertical. Standard scale is 50 feet
horizontal and five feet vertical.
[Amended 12-16-2019 by Ord. No. 271]
D.
An erosion and sedimentation control plan, together
with an earthmoving permit when required pursuant to the provisions
of the Clean Streams Law.[1] Where applicable, any wetland permits that are required,
as well as any wetland mitigation that is required.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
E.
A statement of the types of structures to be erected,
and a summary table of the number of structures and dwelling units
proposed.
F.
Suitable documentation that the plans are in conformity
with building, sanitation, and other applicable Township ordinances
and regulations and with the regulations governing the extension of
the utility services into the Township. In any instance where such
plans do not conform, evidence shall be presented that an exception
has been officially authorized.
G.
Such certificates, affidavits, endorsements, or dedications
as may be required by the Committee, the Township, the Washington
Township Municipal Authority, or the Waynesboro Borough Authority
in the enforcement of these regulations.
[Amended 12-16-2019 by Ord. No. 271]
H.
Evidence that the subdivider or developer has installed the necessary street and other improvements as required in this chapter, or, in lieu thereof, a guarantee of completion of said improvements as provided in Article VI herein.
I.
Planning module approval letter from the Department
of Environmental Protection.
J.
Homeowners' association's declaration of covenants,
conditions, and restrictions, when applicable.
K.
Property is in compliance with junkyard, nuisance,
and all other Township ordinances.
A.
Filing. At least 30 days prior to the meeting of the
Planning Committee at which consideration is desired, the applicant
shall submit 12 copies of the final plat and accompanying documentation
to the Township. The final plat submissions shall occur not more than
five years following the date for approval of the preliminary plat.
Failure to submit the final plat within this time period shall make
the approval of the preliminary plat null and void unless an extension
of time is requested by the subdivider or developer and granted by
the Board of Supervisors.
[Amended 12-16-2019 by Ord. No. 271]
B.
Copies of the final plat and supporting data shall
be distributed by the Township to the following agencies, when applicable,
for review and comment:
C.
The applicant shall file copies of the plan with the
Franklin County Soil Conservation District with the appropriate fee
for all subdivisions of two lots or more.
D.
Within 62 days following the date of the regular meeting
of the Planning Committee next following the date the complete application
is accepted, the Planning Committee shall consider the comments of
the other reviewing agencies and shall recommend either approval or
disapproval of the final plat.
[Amended 12-16-2019 by Ord. No. 271]
E.
The Board of Supervisors shall take official action
on the preliminary plat after it has received the report of the Planning
Committee and within 90 days of the date of the regular meeting of
the Planning Committee next following the date the complete application
was filed or after a final order of court remanding an application,
provided that should the said next regular meeting occur more than
30 days following the filing of the application or the final order
of the court, said ninety-day period shall be measured from the 30th
day following the day the application has been filed. The Board shall
note its action on a minimum of eight copies of the plans finally
approved. Five copies shall be returned to the subdivider or developer,
two copies retained by the Township, and one copy forwarded to the
Franklin County Assessor's Office. The applicant shall be notified,
in writing, at his last known address, of the decision of the Board
of Supervisors not later than 15 days following the decision. In the
event of disapproval, the applicant shall also be notified of the
requirements which have not been met with reference to the applicable
provisions of this chapter.
[Amended 11-16-2009 by Ord. No. 224; 12-16-2019 by Ord. No. 271]
F.
Within 90 days following approval by the Board of
Supervisors, the final plat shall be recorded by the subdivider or
developer at the County Recorder of Deeds Office. The Recorder of
Deeds shall not accept any plan for recording unless the plan has
been officially approved and signed by the Board of Supervisors. A
certification of recordation, on a form provided by the Township,
shall be filed with the Township within five days of recordation.
G.
The final plat application shall not be considered complete and the time for official action by the Planning Committee and Board of Supervisors as per Subsections C and D shall not begin until the Department of Environmental Protection approves the required planning module for the plan in writing. In addition, no plat which will require access to highway under the jurisdiction of the Pennsylvania Department of Transportation (PennDOT) shall be finally approved unless the plat contains a notice that a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428),[1] known as the "State Highway Law," before driveway access
to a state highway is permitted, or the applicant provides proof of
a valid highway occupancy permit issued by PennDOT for the site shown
on the plat.
[Amended 12-16-2019 by Ord. No. 271]
[1]
Editor's Note: See 36 P.S. § 670-420.
H.
No changes, erasures, modifications or revisions shall
be made on any final plat of a subdivision after approval has been
given by the Board of Supervisors and endorsed in writing on the plat,
unless the plat is first resubmitted to the Board of Supervisors.
In the case of a minor subdivision (as defined) or lot addition (as defined), the applicant may apply directly for final plat approval in accordance with § 310-12 of this chapter and the plans and date requirements set forth hereunder. However, when multiple minor subdivisions within any given tract have been or are expected to be effectuated, or when other circumstances warrant, the Board of Supervisors may require such additional submissions, including full preliminary and final plat procedures and requirements, in order that the purposes and intent of this chapter may be met. The minor subdivision plat shall include:
A.
Location map. A diagram of the surrounding area sufficient
to clearly indicate the location of the subdivision.
B.
Tract map. A scale drawing showing the boundaries
of the entire tract to be subdivided, the new lot or lots to be formed,
and the names of the adjoining property owners.
C.
Subdivision plat. A plat of the lot or lots to be
formed, drawn to scale, showing all lot lines; right-of-way and cartway
of the abutting street; any other existing rights-of-way and easements;
adjacent underground utility lines; natural drainage ways; the building
line; percolation test sites; location and description of survey monuments;
bearings and dimensions of all property and associated right-of-way
lines; the acreage of all parcels including the residue; lot numbers;
and general topographic information.
D.
Plat data. Title identifying the subdivision and indicating
the name of the municipality, name and address of the developer, scale
and north point of the subdivision plat (and of the tract map if separate
diagram), date of plan, certification and seal of registered engineer
or surveyor, plan approval block, and certificate of recording block.
E.
Department of Environmental Protection (DEP) planning
module when applicable.
F.
Stormwater management controls as per the applicable
stormwater management ordinance shall be described and shown on the
plan.
[Added 2-29-2004 by Ord. No. 182]
G.
Twelve copies of all minor subdivision plats shall
be required by the Township.
H.
The location, dimensions, and courses, where applicable,
of existing and nonexisting property lines, buildings, railroads,
easements, rights-of-way, public lands, tree masses, streams, water
sources and other features, monuments, sanitary sewers, and stormwater
facilities, water facilities, utility poles, wetland areas, floodplain
areas, disposal sites, sinkholes, contaminated soil areas, gas lines,
wells, fire hydrants, and other features as required.
I.
The location, dimensions and courses where applicable of all lands being dedicated for park and recreation areas as per § 310-44, or in lieu of lands being dedicated, a note on the plans indicating the developer's intention to pay the recreation fee to the Township.
[Added 12-29-2004 by Ord. No. 182]
J.
Whenever a subdivision or development is located in
a traffic impact fee area, the plan shall provide a statement on the
plan indicating the fee as per the Township regulations will be paid
with the application for a land use permit.
[Added 12-29-2004 by Ord. No. 182]
Conditions may be imposed for the approval of
preliminary or final plats, whether major or minor developments or
subdivisions, and the approval of the plat will be automatically rescinded
upon the applicant's failure to accept or reject such conditions in
writing within such a time limit as may be established by the Board
of Supervisors. The Board of Supervisors must notify the applicant
in writing of the conditions being imposed on the proposed plan and
sufficient information to support the imposition of such conditions.
If water is to be provided by means other than
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board of Supervisors that the subdivision is to be supplied
by a certificated public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority, or utility.
The developer may construct the required improvements
for the project without obtaining final plan approval subject to the
following:
A.
The developer shall obtain final approval from all
other agencies involved except the Board of Supervisors. Written evidence
of these approvals shall be provided to the Township.
B.
Construction shall be as per the approved preliminary
plan and all conditions of said approval.
C.
A minimum of three complete sets of the approved or
conditionally approved preliminary plan (construction plan) shall
be provided to the Township.
D.
Maintenance bonds for one year shall be provided with
the final plan submittal for all improvements completed prior to the
final plan submittal.
