[Ord. 262, 10/14/1996, § 301; as amended by Ord. 2016-01, 3/14/2016]
1.
Classification of Subdivision. Whenever any subdivision of land or
land development is proposed, before any contract is made for the
sale of any part thereof, and before any permit for the erection of
a structure is in such proposed subdivision or land development shall
be granted, the owner or his authorized agent shall apply for and
secure approval of such proposed subdivision or land development in
accordance with the following procedures for subdivision and land
development.
2.
Preapplication Consultation. Prior to filing an application for approval
of a subdivision or land development within the Township, the owner
or his authorized agent shall meet with the Township Engineer for
an official classification of his proposed subdivision or land development.
The Township Engineer shall determine whether the proposal shall be
classified as a minor subdivision, a major subdivision or a land development.
At this time, the Township Engineer shall advise the owner or his
authorized agent as to which of the procedures contained herein must
be followed.
3.
Official Filing Date.
A.
For the purpose of these regulations, the official filing date shall
be the date of the regular meeting of the Planning Commission next
following the date the application and plans are received in the Municipal
Building; provided, that should said regular meeting occur more than
30 days following the submission of the application, the official
filing date shall be the thirtieth day following the day the application
has been submitted.
B.
Upon receipt of an application for subdivision or land development
approval the Township Engineer shall affix to the application both
the date of submittal and the official filing date.
4.
Allegheny County Economic Development Review. All plans shall be
submitted to and reviewed by the Allegheny County Economic Development
in accordance with its then prevailing rules and regulations. The
Township shall forward to the subdivider a copy of any report of the
Allegheny County Economic Development.
[Ord. 262, 10/14/1996, § 302; as amended by Ord. 2016-01, 3/14/2016]
1.
All filing, inspection and engineering fees shall be submitted to
the Township.
2.
Plan Filing Fee. A filing fee shall accompany the preliminary plan.
No application shall be accepted or acted upon unless payment is made
to the Township. The Commissioners shall create by resolution a schedule
of fees to be paid by the subdivider or land developer to defray the
cost of administering and processing of plans. The schedule of fees
may be changed from time to time by resolution of the Township Commissioners.
3.
Inspection and Engineering Fees. The applicant shall pay all inspection
and engineering fees incurred by the Township and which are authorized
under the Municipalities Planning Code, 53 P.S. § 10101
et seq. Said fees will be paid directly by the applicant.
4.
Schedule of Fees.
A.
Minor subdivision, sketch plans and final plans in an amount as established,
from time to time, by resolution of the Board of Commissioners.
B.
Subdivision review/site plan review in an amount as established,
from time to time, by resolution of the Board of Commissioners.
C.
Outside consultants for plan review-costs incurred to be charged
to the applicant.
D.
Street, sanitary and storm sewer inspection in an amount as established,
from time to time, by resolution of the Board of Commissioners.
[Ord. 262, 10/14/1996, § 303]
[Ord. 262, 10/14/1996, § 304; as amended by Ord. 2016-01, 3/14/2016]
1.
Sketch Plan. Prospective subdividers and developers are strongly
urged to discuss possible development sites with the Planning Commission
prior to submission of a preliminary plan. A sketch plan shall be
presented for review not less than 10 days prior to the regular meeting
of the Planning Commission at which it is to be considered. Submission
of a sketch plan will not constitute a formal filing of a subdivision
or land development plan with the Township. Sketch plans should include
those items listed in Part 4, "Plan Requirements."
2.
Preliminary Plan.
A.
Submission of Preliminary Plan.
(1)
The preliminary plan and all information and procedures relating
thereto shall in all respects be in compliance with the applicable
provisions of this chapter. It is the responsibility of the subdivider
or developer to coordinate his plans with the respective private and
public service agencies.
(2)
The application form shall be accompanied by the requisite fee as set forth in § 22-302 of this chapter and by seven prints of the preliminary plan of the subdivision or development as required by Township resolution from time to time.
(3)
The Township Engineer shall forward one copy of the preliminary
plan prints and one copy of the required material to the Allegheny
County Economic Development and such other agencies as he deems appropriate
for review and comment.
(4)
The Engineer shall forward the remaining copies of the preliminary
plan prints and required materials to the Planning Commission.
(5)
When applicable, the application form shall be accompanied by
a planning module for land development, as required by the Pennsylvania
Department of Environmental Protection.
B.
Review of Preliminary Plans.
(1)
In cases where the subdivision or land development adjoins an
existing or proposed state highway or has proposed streets entering
on to state highways, the developer shall submit the plans to the
Pennsylvania Department of Transportation for review.
(2)
The Planning Commission will consider the plan to determine if it meets the standards set forth in this chapter and the Township Zoning Ordinance [Chapter 27].
(3)
The Planning Commission shall act on the preliminary plan within
60 days of the official filing date, but in any event shall act on
the plan in time for the Township Commissioners to render their decision
within 90 days from the official filing date. In the event that any
variance from this chapter is requested by the applicant or is deemed
necessary for approval, the variance and the reasons for its necessity
shall be entered into the records of Township Commissioners.
C.
Planning Commission Recommendation.
(1)
The Planning Commission shall recommend whether the preliminary
plan shall be approved, approved with modifications or disapproved,
and shall notify the Township Commissioners in writing thereof, including,
if disapproved, a statement of reasons for such action.
D.
Engineer Review. All plans shall be reviewed by the Township Engineer,
which approval shall precede the transmission of such plans to the
Township Commissioners.
E.
Resubmission of Preliminary Plans. A revised plan submitted after
disapproval shall be considered and processed as a new plan submission.
F.
Approval of Preliminary Plans.
(1)
The Township Commissioners shall act on the preliminary plan
within 90 days of the official filing date. Failure to do so shall
be deemed an approval. Before acting on a preliminary plan, the Commissioners
may hold a hearing thereon after public notice.
(2)
The Commissioners shall notify the applicant of its decision
to approve, approve with conditions or disapprove the preliminary
plan in writing. Such notices shall be given to the applicant in person
or mailed to him at his last known address not later than 15 days
following the decision. If the plan is approved with conditions or
disapproved, the Commissioners shall specify in their notice the conditions
which must be met and/or the defects found in the plan, and the requirements
which have not been met, including specific reference to provisions
of any statute or ordinance which have not been fulfilled.
(3)
Approval of the preliminary plan shall constitute approval of
the subdivision of land development as to the character and intensity
of development, the arrangement and approximate dimensions of streets,
lots and other planned features. The approval binds the subdivider
or developer to the general scheme of the subdivision shown, unless
a revised preliminary plan is submitted, and permits the subdivider
to proceed with final detailed design of improvements, to arrange
for guarantee to cover installation of the improvements, and to prepare
the final plan. Approval of the preliminary plan does not authorize
the sale of lots nor the recording of the preliminary plan.
3.
Final Plan.
A.
Submission of Final Plans.
(1)
After the subdivider or developer has received official notification
from the Township Commissioners that the preliminary plan has been
approved, he must submit a final plan in accordance with the provisions
of § 508 of the Municipalities Planning Code, 53 P.S. § 10508.
(2)
The final plan shall conform in all respects with the approved
preliminary plan, but minor deviations may be considered. If it does
not, the plan submitted shall be considered as a revised preliminary
plan and shall be forwarded by the Township Engineer to the Planning
Commission for review and recommendation as a preliminary plan.
(3)
The subdivider or developer must submit with the final plan
a guarantee for the installation of improvements which meets the requirements
of Part 6, "Required Improvements."
(5)
Documented approval of the planning module for land development
by the Pennsylvania Department of Environmental Protection shall be
a part of the requisite materials accompanying the final plan submission.
(6)
The subdivider or developer shall submit a reproducible original
of the plans, seven prints of the final subdivision or land development
plans and at least three copies of all other required information.
(7)
Upon receipt of the final plan, the Engineer shall forward the
original plans and five copies of the plans and one copy of all the
other material to the Planning Commission for review and recommendation
and one copy of the plan and one copy of all other material to the
Allegheny County Economic Development.
B.
Review of Final Plans.
C.
Planning Commission Recommendation.
(1)
The Planning Commission shall recommend whether the final plan
shall be approved, approved with modifications or disapproved, and
shall notify the Township Commissioners in writing thereof, including,
if approved with modifications or disapproved, a statement of reasons
for such action.
(2)
In making its recommendation, the Planning Commission shall
consider the recommendations of the Township Engineer and staff and
the Allegheny County Economic Development.
D.
Township Engineer Review. All plans shall be reviewed by the Township
Engineer, which approval shall precede the transmission of such plans
to the Township Commissioners.
E.
Resubmission of Final Plans. A revised plan submitted after disapproval
shall be considered and processed as a new plan submission.
F.
Approval of Final Plans.
(1)
The Township Commissioners will not take official action to
approve a final plan unless it is accompanied by a guarantee for the
installation of improvements which meet the requirements of Part 6,
"Required Improvements."
(2)
The Township Commissioners shall take action within 90 calendar
days from the official filing date of the final plan. Failure to do
so shall be deemed an approval.
(3)
The Township Commissioners shall notify the applicant in writing
of its decision to approve, approve with conditions or disapprove
the final plan. Such notice shall be given to the applicant in person
or mailed to him at his last known address not later than 15 days
following the decision. If the final plan is disapproved, the Commissioners
shall specify the defects found in the plan and the requirements which
have not been met, including specific reference to the provisions
of any statute or ordinance which have not been fulfilled.
(4)
If the final plan is approved subject to conditions, the Township
Commissioners shall not endorse the plan until all of the conditions
have been met.
(5)
If the Commissioners approve the final plan or grant a conditional
approval, they shall set the amount of bonding or other security necessary
to guarantee the construction of improvements and community facilities
and shall state such amount in the notice to the applicant.
G.
Recording of Final Plans.
(1)
Upon approval of the final plan, the subdivider or developer
shall prepare one transparent reproduction of the original final plan
on stable plastic base film and no less and four prints thereof which
shall be submitted to the Township not later than 30 days after approval.
These plans, upon satisfaction of all conditions attached to the approval,
will be signed by the Township Commissioners. A copy of the signed
final plan shall be recorded in the office of the Allegheny County
Recorder of Deeds within 90 days after approval of the final plan
or the approval of the Commissioners shall be null and void. The final
plan must be recorded before proceeding with the sale of lots or construction
of buildings.
(2)
Recording the final plan shall be an irrevocable offer to dedicate
all streets and other public ways to public use, and to dedicate or
reserve all park reservations and other public areas to public use
unless reserved by the subdivider as hereinafter provided. The approval
of the final plan shall not impose any duty upon the Township of Leet
concerning maintenance or improvements by ordinance or resolution.
(3)
The subdivider shall place a notation on the final plan if there
is no offer of dedication to the public of streets and certain designated
public areas, in which event the title to such areas shall remain
with the owner, and the Township of Leet shall assume no responsibility
for improvement or maintenance thereof, which fact shall be noted
on the final plan.
