The plat requirements and application procedures
shall be followed by developers as set forth herein and shall be submitted
to the Planning Commission for review prior to consideration by the
Board of Supervisors.
Prior to the filing of an application for conditional
approval of a preliminary plat, the applicant shall submit the following
plans and data to the Planning Commission:
A. General information. Describe existing covenants,
land characteristics, community facilities and utilities, the number
of lots and sizes, business areas, playgrounds, utilities and street
improvements.
B. Location map. Map shall show relationship of the proposed
subdivision to existing community facilities which serve or influence
it and existing facilities, title, scale and North arrow.
C. Sketch plan. Sketch plan at a scale of one inch equals
100 feet or larger shall show in simple sketch form the proposed layout
of streets, lots and other features in relation to existing conditions
and shall include the following:
(1) The proposed name of the subdivision or land development.
(3) Name of the registered owner.
(4) North point, scale and date.
(5) Name of the engineer, surveyor, landscape architect
or other qualified person responsible for the map.
(6) Tract boundaries with bearings and distances.
(7) Approximate location of watercourses, tree masses,
rock outcrops, existing buildings and actual location of sanitary
sewers, storm sewers and inlets, water mains, easements, fire hydrants,
railroads, existing or confirmed streets and their established grades.
(9) Zoning district in which property is located and required
front, side and rear yard lines.
D. Review. After review and discussion with the applicant,
the Planning Commission shall indicate the suitability of the plan
for development into preliminary plats.
Upon approval of the preliminary plat, the developer
shall submit an application for approval of a final plat. The application
shall be submitted to the Planning Commission Secretary 15 days prior
to a regular meeting of the Planning Commission and shall include
15 copies of the final plat.
A. Specification for final plan. For any subdivision
requiring final approval, the plats submitted must meet the following
specifications:
(1) Attestation by the applicant stating that the applicant
is the owner of the tract or land proposed to be subdivided or developed.
(2) Shall be drawn and submitted on new linen tracing
cloth or submitted on a linen duplication reproducible tracing cloth.
(3) Shall be drawn and submitted with all information
presented in the manner and to the extent required in the Township
of Brighton Standard Drawings and Specifications for Construction.
(4) Shall be on sheets not larger than 34 inches by 44
inches overall. It is recommended that as far as practicable final
plat sheets be held to the following overall sizes: 17 inches high
by 22 inches wide; 22 inches high by 34 inches wide; 34 inches high
by 44 inches wide. There shall be a border of 1/2 inch on all sides
except the binding end which shall be 1 1/2 inches. Where necessary
to avoid sheets larger than the maximum size prescribed above, final
plats shall be drawn in two or more sections accompanied by a key
diagram showing relative location of the section.
(5) Shall be drawn with waterproof ink and all records,
data entries, statements, etc., thereon shall also be made with the
same type of ink or reproducible typing.
(6) Shall be drawn to a scale of 100 feet to the inch
or larger; more than one sheet may be used for larger tracts and must
be indexed.
(7) Shall contain a title block in the lower right-hand
corner with the following information:
(a)
Name under which the subdivision plat is to
be recorded.
(b)
North point, scale and date.
(c)
Name of the recorded owner and applicant.
(d)
Municipality in which the subdivision is located.
(e)
Name, address and seal of the registered professional
land surveyor preparing the plat.
(f)
Certificate of ownership, including name of
owner of record, deed book volume, date of instrument and date of
recording.
(8) Beyond the boundary lines of the proposed subdivision
or land development, all final plats submitted shall be drawn according
to the following:
(a)
Streets and other ways of medium solid lines.
(b)
Property lines of adjacent subdivision or land
development by medium dashed and two dotted lines.
(c)
Lot line by light dotted lines.
(d)
Restriction lines, easements, etc., by light
dashed lines.
(9) Within the subdivision or land development boundary
lines, all final plats shall be drawn according to the following:
(a)
Streets or ways of heavy solid lines.
(b)
Perimeter property lines of subdivision or land
development by heavy dashed and two dotted lines.
(c)
Lot lines of medium solid lines.
(d)
Restriction of building lines by medium dashed
lines.
(e)
Easements of other reserved areas by light dotted
lines.
B. Application fee. At the time of filing of the application
for approval of final plats, the applicant shall pay to the Board
of Supervisors, for use by the Township, a fee set by resolution to
defray the cost of processing such plat approval applications and
drafting the same on the Official Map of the Township and for payment
to consultants hired by the Township of Brighton to conduct reviews
of said applications.
C. All final plats submitted shall show the following
information:
(1) Primary control points or permanent monuments or description
and ties to such control points or monuments, to which all dimensions,
angles, bearings and similar data shall be referred.
(2) Accurate description shown by bearings and dimension
in feet and hundredths of a foot shall be shown on all tract boundary
lines, center lines of streets, easements and right-of-way lines,
property lines of lots, tangent bearings, deflection angles, radii,
arcs and central angles of all curves and tangent distances between
curves. The error of closure for all descriptions subject to approval
shall not exceed one foot in 10,000 feet.
(3) Name and right-of-way width of each street or right-of-way.
(4) Location, dimensions and purpose of all easements
in or across the subdivision plat.
(5) Number to identify each lot, site or parcel of land.
(6) Purpose for which sites other than residential are
to be dedicated.
(7) Building setback line on all lots and sites.
(8) Location and description of survey monuments.
(9) Names of recorded owner of adjoining plotted or unplotted
land.
(10)
Certification of professional land surveyor
who prepared the plat certifying to the accuracy of the survey and
plat.
(11)
Attestation by the applicant stating that the
applicant is owner of the tract or land proposed to be subdivided.
(12)
Statement by the owner dedicating the streets,
the right-of-way easements and any sites proposed for public use.
(13)
Such other certificates, bonds, affidavits,
endorsements or dedication as may be required in the enforcement of
this part.
(14)
All plats which will require access to a highway
under jurisdiction of the Pennsylvania Department of Transportation
shall contain 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), known as the "State Highway Law," before driveway access to
a state-owned right-of-way is permitted.
D. Planning Commission review and action; final subdivision
applications.
(1) The Planning Commission shall review the final plats
and prepare a written report for the Board of Supervisors. The report
shall contain recommendations for approval, conditional approval or
disapproval with specific reasons for the recommended action.
(2) Prior to finalization of the written report, the Planning
Commission may schedule a special meeting mutually convenient to the
applicant and the Planning Commission for consideration of the final
plat. If within 30 days of receipt of the final plat a mutually convenient
date for such meeting cannot be established with the applicant, consideration
of the final plat shall be conducted at a regular meeting of the Planning
Commission.
(3) Mediation may be offered as an option in order to expedite the approval process; said mediation shall be conducted as per the provisions of §
195-156G of the Township of Brighton Zoning Ordinance.
(4) The applicant and all Planning Commission members
shall be given seven days' written notice of such meeting, the notice
to contain time, place, date and agenda schedule.
(5) At the Planning Commission meeting when considering
the final plat, the applicant shall be given an opportunity to discuss
any matter in the final plat which might assist the Planning Commission
in making its recommendation to the Board of Supervisors.
(6) Unless withdrawn by the applicant at the meeting,
the Planning Commission shall, within five days after the meeting,
issue its written report to the Board of Supervisors.
E. Action of the Board of Supervisors. The Board of Supervisors
shall render its decision on the final plat and communicate its decision
to the applicant not later than 90 days following the date of the
regular Planning Commission meeting next following the date the application
is filed, provided that, should the next regular meeting occur more
than 30 days following the date of filing, the ninety-day period shall
be measured from the 30th day following the day the application was
originally filed.
(1) The decision of the Board of Supervisors shall be
in writing and shall be communicated to the applicant personally or
mailed to him at his last known address not later than 15 days following
the decision within the ninety-day review period.
(2) When the application is not approved as filed, the
decision shall specify the defect found in the application and describe
the requirements which have not been met and shall, in each case,
cite the provisions of the statute or ordinance relied upon.
(3) 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 shall 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 presentation
of communication of the decision, in which case, failure to meet the
extended communication shall have like effect.
(4) From the time an application for approval of a final
plat is duly filed as provided in this part and while such application
is pending approval or disapproval, no change or amendment of the
zoning, subdivision or other governing ordinance or plan shall affect
the decision on such application adversely to the applicant, and the
applicant shall be entitled to a decision in accordance with the provisions
of the governing ordinances or plans as they stood at the time the
application was duly filed. However, if an application is properly
and finally denied, any subsequent application shall be subject to
the intervening change in governing regulations. When an application
for approval of a final plat has been approved or approved subject
to conditions acceptable to the applicant, no subsequent change or
amendment in the zoning, subdivision or land development or other
governing ordinance or plan shall be applied to affect adversely the
right of the applicant to commence and to complete any aspect of the
approved development in accordance with the terms of such approval
within five years from such approval. Where final approval is preceded
by preliminary approval, the five-year period shall be counted from
the date of the preliminary approval. In the case of any doubt as
to the terms of a preliminary approval, the terms shall be construed
in the light of the provisions of the governing ordinances or plans
as they stood at the time when the application for such approval was
duly filed.
(5) Before acting on any subdivision or land development
plat, the governing body or the planning agency, as the case may be,
may hold a public hearing thereon after public notice.
Plans and data involving subdivisions of three
or fewer residentially zoned lots shall include but not be limited
to the following:
A. The provisions of §§
180-11 through
180-13 may be waived for subdivisions of fewer than three residentially zoned lots if no new street construction or openings are required, no wetlands are disturbed and no unusual physiographic or topographic conditions exist. The following requirements are applicable:
(1) The proposed plat shall be drawn at a scale of 100
feet to the inch.
(2) The proposed plat shall be legibly drawn on new linen or comparable permanent duplicate Mylar materials of the sizes and quantity specified in §
180-13, Final plat, Subsection
A.
(3) The plat shall show or be accompanied by the following:
(a)
Description of covenants.
(b)
Title, to include:
[1]
Location by municipality, county and state.
[2]
Names and addresses of the owner or owners.
[3]
Name of professional land surveyor who surveyed
the property and/or prepared the plat.
[4]
North point, date and graphic scale.
(c)
Proposed use of the land.
(d)
Lot line, dimensions and land area of proposed
lot; also, the area remaining in the original parcel.
(e)
Existing and proposed streets, alleys and/or
easements on or adjacent to the tract.
(f)
Available utilities (if public sewer and water
source and sewage disposal system should be indicated).
(g)
Statement by the owner dedicating streets, easements
and rights-of-way for public use.
(h)
Names of abutting property owners.
(i)
The following additional data shall be submitted
upon request by the Planning Commission or Board of Supervisors:
[1]
Subsurface and drainage condition of the tract.
[2]
Any other data pertinent to the plan.
(j)
Zoning district in which property is located.
B. The Planning Commission shall have a period of 45 days within which to determine if a duly filed application for plat approval may be considered for final approval under this section and make recommendations to the Board of Supervisors. Action by the Board of Supervisors shall be in accordance with §
180-13E.
The amendment, alteration or revision of a previously
approved plat or the combination or recombination of lots or portions
of previously plotted lots, where the resultant lots are increased
in street frontage and total area size, which meets or exceeds the
standards of this part and the previously approved final plats shall
subject the replotted subdivision or land development to the procedures
and regulations heretofore described, except as they may be modified
on application at the sole discretion of the Township of Brighton
Planning Commission and approved by the Board of Supervisors.