The purpose of this article is to permit applicants and the Township to use a simplified procedure for reviewing minor subdivisions and boundary line adjustments prior to approval for recording.
A. 
Final plan submission required. A final plan submission for each minor subdivision or boundary line adjustment must be filed by the applicant and reviewed in accordance with the provisions of this article. A preliminary plan is not required for a minor subdivision or boundary line adjustment.
B. 
Final plan submission required.
(1) 
The applicant shall file to the Administrator at least 21 days prior to a regularly scheduled Planning Commission meeting (and at least 21 days prior to such meeting for resubmission of plans):
(a) 
The fee,
(b) 
The original and 14 copies of the application (see Appendix A[1]),
[1]
Editor's Note: Appendix A is on file in the Township offices.
(c) 
Nine copies of the final plan checklist (see Appendix B[2]),
[2]
Editor's Note: Appendix B is on file in the Township offices.
(d) 
At least 14[3] copies of the final plan.
[3]
Note: The Administrator may require the applicant to provide additional copies.
(e) 
At least four[4] sets of supportive documents. (Not applicable for boundary line adjustments.)
[4]
Note: The Administrator may require the applicant to provide additional copies.
(2) 
The applicant shall be fully responsible for the following:
(a) 
If a state road is involved, forwarding the needed information to PennDOT and seeking needed permits prior to final subdivision approval.
(b) 
Providing a copy of the preliminary plans, a completed JPC application and the JPC's required review fees to the JPC within three days of the submission to the Township.
(c) 
Notice to abutting landowners. The applicant shall mail or have delivered in person a notice to the last known address of the last known owners of record of all lots abutting the proposed subdivision or land development.
[1] 
This notice shall be sent prior to or within two days after the submission date to the Township. A notice is not needed for a resubmission or a final plan submission if a preliminary plan submission is made.
[2] 
This notice shall follow the format in Appendix A.[5]
[5]
Editor's Note: Appendix A is on file in the Township offices.
[3] 
Failure of a landowner to receive this notice shall not negate any action or approval of the Township.
(3) 
Required information; presentation of sheets.
(a) 
Each final plan filed for minor subdivisions shall provide the information required by § 230-39. Plans for boundary line adjustments shall provide the information required by § 230-41.
(b) 
All sheets shall be rolled or folded to approximately nine inches by 12 inches in size in such a manner that the title of the sheet faces out.
(4) 
Each set of supportive documents shall provide the information required by § 230-40. (Not applicable for boundary line adjustment.)
C. 
Initial actions by the Administrator.
(1) 
Completeness. The Administrator shall review the submission items filed against a checklist for completeness and shall reject any application that the Administrator determines is significantly incomplete. Any such determination shall occur within 15 days of filing by an applicant. The Administrator may request an advisory opinion by the Township Engineer on whether a submittal is significantly incomplete. If a submittal is rejected, no further action is required by the Township and no deemed approval shall occur.
(2) 
If the submittal is accepted, the Administrator shall forward a copy of the final plan and supportive documents to the Joint Planning Commission and the Township Engineer for review, prior to the next regularly scheduled meeting of the Township Commission.
(3) 
The Administrator shall retain in the Township's files one copy of all materials submitted by the applicant, including the application form and the minor subdivision checklist.
(4) 
The Administrator shall forward to the Commission at or before the next regularly scheduled meeting of the Commission the following:
(a) 
Seven copies of the application form,
(b) 
Seven copies of the minor subdivision checklist,
(c) 
Seven copies of the final plan, and
(d) 
The remaining sets of supportive documents.
D. 
Review by Township Engineer.
(1) 
The Township Engineer shall review the engineering considerations of all duly submitted final plans and prepare an initial report on such considerations to the Commission.
(2) 
The Township Engineer may make additional reports and recommendations to the Commission and the Commissioners during the review process. Matters that should be dealt with directly by the Planning Commission and/or the Board of Commissioners should be listed separately from technical engineering considerations. These nontechnical concerns should be made available to the Planning Commission at least seven days prior to each meeting.
(3) 
The applicant and/or his engineer shall make reasonable efforts to resolve technical engineering considerations outside of and prior to Planning Commission meetings. The Township Engineer may require the applicant or his engineer to meet with him for this purpose.
(4) 
A copy of findings of the Township Engineer should be sent or handed in person to the applicant or his engineer or agent.
E. 
Review by Commission. The Planning Commission shall accomplish the following within the time limitations of Act 247[6] (unless the applicant grants a written time extension), while allowing sufficient number of days within this deadline for a decision by the Board of Commissioners.
(1) 
Review all applicable reports received from any official reviewing agencies;
(2) 
Determine whether the final plan submission meets the requirements of this chapter and other applicable ordinances;
(3) 
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;
(4) 
Recommend approval, conditional approval, or disapproval of the final plan submission in a written report to the Board of Commissioners, specifying any recommended conditions for approval, identifying defects found in the application, describing requirements which have not been met and citing the provisions of any ordinance relied upon. This report should be made by resolution.
(5) 
The Planning Commission's report should be mailed to the last known address of or reported to in person to the applicant or his agent.
[6]
Editor's Note: See 53 P.S. § 10101 et seq.
F. 
Review by Board of Commissioners.
(1) 
The Board of Commissioners shall:
(a) 
Review the report of the Commission;
(b) 
Review any reports of official reviewing agencies that have been received, including the Township Engineer and Township staff;
(c) 
Determine whether the final plan submission meets the requirements of this chapter, other ordinances and statutes; and
(d) 
Approve, conditionally approve or reject the final plan submission within the time required by the Municipalities Planning Code. (As of 1989, this law requires the Board of Commissioners to act not later than 90 days following the date of the first regular meeting of the Commission held after it has accepted the submission as being filed for review; but in no case shall the Commissioners' decision be made later than 120 days following the date the submission was accepted as being filed for review, unless the applicant grants a written extension of time.)
(2) 
No subdivision or land development shall be granted final approval until a report is received from the Joint Planning Commission or until the expiration of 30 days from the date the application was forwarded to the JPC.
G. 
Decision by Board of Commissioners.
(1) 
The decision of the Board of Commissioners 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.
(2) 
Dedications.
(a) 
The approval of the final plan by the Board of Commissioners 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.
(b) 
Any such acceptance of dedication shall be specifically stated along with the signatures required for approval.
(c) 
If the Board of Commissioners 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.
(3) 
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 provisions of the statute or ordinance relied upon in each case.
[Amended 3-6-1995 by Ord. No. 1-95]
A. 
Drafting standards.
(1) 
Plans shall be prepared on a standard sheet of 18 inches by 24 inches, 24 inches by 36 inches or 36 inches by 48 inches (maximum).
(2) 
All information shall be legibly and accurately presented.
(3) 
Plans shall be drawn at a scale of one inch equals 50 feet or other scale preapproved by the Township Engineer or Administrator.
(4) 
All dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(5) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(6) 
Plans shall be so prepared and shall bear an adequate legend to indicate clearly which structures, utilities and other features are existing and which are proposed.
(7) 
When the plan is a revision of a previously approved plan, the revisions shall be noted.
(8) 
The boundary line of the subdivision shall be shown as a heavy line.
B. 
General information required on the plans.
(1) 
Name and location of subdivision and a unique drawing number.
(2) 
Name of landowner and developer (with addresses).
(3) 
Names of adjoining property owners, including those across adjacent streets and alleys, with adjacent boundaries of adjacent lots.
(4) 
Owner's statement of intent: (See Appendix C.[1])
(a) 
The owner shall acknowledge said statement (see Appendix B[2]).
[2]
Editor's Note: Appendix B is on file in the Township offices.
(b) 
The seal of a notary public or other qualified officer shall be impressed to the plan acknowledging owner's statement of intent.
[1]
Editor's Note: Appendix C is on file in the Township offices.
(5) 
Name, address, signature, and seal of the plan preparer (see Appendix C[3] and § 230-16).
[3]
Editor's Note: Appendix C is on file in the Township offices.
(6) 
Approval/review signature blocks for: (See Appendix C.)
(a) 
Township Commissioners.
(b) 
Township Planning Commission.
(c) 
Township Engineer.
(d) 
Joint Planning Commission.
(7) 
Location map at a scale no smaller than one inch equals 2,000 feet (such as USGS map or Township Zoning Map) showing the location of the project in relation to the following features within 1,000 feet of the boundaries of the project: adjacent lots, 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 and all submission dates.
(10) 
The Deed Book volume and page number, as entered by the County Recorder, referencing the latest source of title to the land being subdivided.
(11) 
Tax Map sheet, block and lot number for the tract being subdivided.
C. 
Location of natural features on the site (may be separate from layout plans).
(1) 
Contour lines at an interval of not more than two feet shall be shown as follows:
(a) 
Five-percent or less slope: no contours required, if a note stating this condition is shown.
(b) 
Five-percent to fifteen-percent slope: may be accurately superimposed from the USGS quadrangle map.
(c) 
Fifteen-percent or greater: shall be based on a field survey or photogrametric procedure at a scale of one inch equals 100 feet or larger or on a detailed topographic map that may be available from the Township.
(2) 
Areas in each soil type (see county soil survey), with high water table soils noted.
(3) 
Watercourses, natural springs, lakes and wetlands (with names if any).
(4) 
Rock outcrops, stone fields, closed topographical depressions (including but not limited to sinkholes), and other features evidencing ground subsidence.
[Amended 1-15-2001 by Ord. No. 1-01]
D. 
Boundary lines of tract.
(1) 
The boundary lines of the area being subdivided.
(a) 
The boundaries of the lots being newly created shall be determined by accurate field survey, closed with an error not to exceed one in 10,000 and balanced.
(b) 
The boundaries of any residual tract which is 10 acres or less shall be determined by accurate field survey, closed with an error not to exceed one in 10,000 and balanced.
(c) 
The boundaries of any residual tract which is greater than 10 acres may be determined by deed.
(2) 
Location of all existing monuments.
E. 
Location of existing man-made features on the site.
(1) 
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.
(2) 
Existing lot layout on the site.
(3) 
Buildings estimated to be over 100 years old that will be impacted.
(4) 
Sewer lines, stormwater facilities, water lines, bridges and culverts.
(5) 
Utility easements and restrictive covenants and easements for purposes which might affect development.
(6) 
Buildings and land uses.
F. 
Zoning requirements.
(1) 
Applicable zoning district.
(2) 
Lot area and setback requirements.
G. 
Proposed layout.
(1) 
Total acreage of site.
(2) 
Proposed lot layout with identification number and total number of lots and minimum building setback lines for each lot.
(3) 
Lot width (at minimum building setback line), lot depth and lot area for each lot.
(4) 
Rights-of-way, restrictive covenants, and easements for all drainage, utilities, and other purposes which might affect development, with designation of areas to be dedicated to the Township.
(5) 
The following items shall be shown on the plan using the symbols shown:
(6) 
Any storm drainage facilities or structures.
(7) 
Street addresses shall be shown on a minor subdivision plan.
H. 
Features within 200 feet of the site boundaries. The approximate locations of the following shall be shown: existing and proposed streets, buildings, detention basins, common open spaces, lots, drainage channels.
I. 
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 § 230-34.
A. 
Residual lands sketch. A sketch to an appropriate scale, on one sheet, covering the entire tract showing the location of the area to be subdivided together with a sketch of any proposed roads 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.
Where no new, additional or substandard lot will be created and the resultant action will not adversely affect the future development of property, the Commission may waive the normal plan submission requirements. In this situation the final plan submission shall comply with the drafting standards and required information of this § 230-41.
A. 
Drafting standards.
(1) 
Plans shall be prepared on a standard sheet of 8 1/2 inches by 14 inches, 18 inches by 24 inches, 24 inches by 36 inches or 36 inches by 48 inches (maximum).
(2) 
All information shall be legibly and accurately presented.
(3) 
Plans shall be drawn at a scale of one inch equals 50 feet unless the Township Engineer or Administrator preapproves of another scale.
(4) 
All dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(5) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(6) 
Plans shall be so prepared and shall bear an adequate legend to indicate clearly which features are existing and which are proposed.
(7) 
When the plan is a revision of a previously approved plan, note the revisions.
(8) 
The boundary line of the subdivision shall be shown as a heavy line.
B. 
General information.
(1) 
Name and location of the project, with unique drawing number.
(2) 
Names and addresses of landowner and developer.
(3) 
Names of adjoining property owners, including those across adjacent streets, with adjoining lot lines shown.
(4) 
Owner's statement of intent: (See Appendix C.[1])
(a) 
The owner shall acknowledge said statement before an officer authorized to take acknowledgments.
(b) 
The seal of a notary public or other qualified officer shall be impressed to the plan acknowledging owner's statement of intent.
[1]
Editor's Note: Appendix C is on file in the Township offices.
(5) 
Name, address, signature and seal of the plan preparer (see Appendix C[2]).
[2]
Editor's Note: Appendix C is on file in the Township offices.
(6) 
Approval/review signature blocks for: (See Appendix C.)
(a) 
Township Board of Commissioners.
(b) 
Township Planning Commission.
(c) 
Township Engineer.
(d) 
Joint Planning Commission.
(7) 
Location map at a scale no smaller than one inch equals 2,000 feet (such as USGS map or Township Zoning Map) showing the location of the project in relation to the following features within 1,000 feet of the boundaries of the project: adjacent lots, existing and proposed streets, waterways, zoning district boundaries, and municipal boundaries.
(8) 
North arrow (with reference meridian).
(9) 
Graphic and written scale.
(10) 
Date of plan and all subsequent revision dates and submittal dates.
(11) 
The Deed Book volume and page number, as entered by the County Recorder, referencing the latest source of title to the land being subdivided.
(12) 
Tax Map sheet, block and lot number for the tract being subdivided.
C. 
Zoning requirements.
(1) 
Applicable district.
(2) 
Lot area and setback requirements.
(3) 
Building setback lines shown for each lot.
D. 
Additional information. The Township may require the submission of additional information that would be required for a final plan for a minor subdivision.
See Article IX.