[Amended 6-9-1983 by Ord. No. 71-B; 2-9-1984 by Ord. No.
71-C; 11-8-1987 by Ord. No. 100; 12-19-1991 by Ord. No.
O-91-13]
[Amended 6-20-1996 by Ord. No. O-96-07; 5-7-1998 by Ord. No.
O-98-02; 11-19-1998 by Ord. No. O-98-12; 2-20-2014 by Ord. No.
O-14-01]
A.
Proposed subdivision and land development plans, all or part of which are situated in the Township, shall be reviewed by the Township Planning Commission and the Centre Regional Planning Commission and shall be approved or denied by the Township Council in accordance with the procedures specified in this article. Subdivision and land development plans shall consist of a preliminary plan, which is submitted and reviewed in accordance with §§ 180-8 and 180-9. Following approval of the preliminary subdivision and land development plans, a final plan can be submitted for all or a phase of the approved preliminary plan, which shall be submitted and reviewed in accordance with §§ 180-10 and 180-11. Upon approval, final subdivision and land development plans shall be recorded in accordance with §§ 180-12 and 180-13. If the proposed subdivision or land development plan is proposed to be developed in a single phase, then the applicant shall be permitted to have the plan reviewed as a preliminary/final plan, in which case the preliminary plan and final plan process run concurrently in a single stage review process.
B.
Minor plans for land developments and subdivisions.
(1)
A minor plan is a change which has minimal impact on the design pattern
of the site and does not have significant impact on the surrounding
area.
(a)
The following is a partial listing of examples of a minor plan:
[1]
A decrease in the floor area ratio (FAR);
[2]
An increase in impervious coverage by no more than 5%;
[3]
Internal roadway plan adjustments that do not change the location
of access points;
[4]
No expansion or adjustment in the stormwater management facility
to handle additional flows;
[5]
An increase which shall not exceed either 10% or 1,000 square
feet in gross floor area (GFA), whichever is less;
[6]
Property line replots that do not create an additional lot or
lots and that do not alter or delete existing property access locations
or easements or create landlocked property; and
[7]
Lot consolidations of existing lots abutting one another held
in single ownership into a single lot.
(b)
For proposed plans which do not meet the above-mentioned criteria
but may be a minor plan, the Zoning Officer shall consult with the
Planning Commission and/or Council to determine if the plan can continue
as a minor plan.
(2)
A site which is deficient per existing ordinance standards cannot
be considered a minor plan.
(3)
If a plan is determined to be a minor plan, it is reviewed by the
Township Zoning Office. Furthermore, if a plan is submitted more than
once as a minor plan, in each subsequent submission the overall revisions
of the site will be considered.
(4)
If a plan has been determined to meet the above criteria, and prior
to staff approval, the plan shall be submitted to the College Township
Zoning Office with the following requirements:
(b)
The minor plan shall contain new signature blocks for the Zoning
Officer, owner's certification, and a Township Engineer stormwater
certification, if applicable.
(c)
The submittal of the minor plan shall include six sets of the
full-size copies and one copy 11 inches by 17 inches, which will be
forwarded to the Centre County Planning Commission.
(d)
The submittal of the minor plan shall also include a completed
minor plan checklist and other supporting documentation, as applicable.
(5)
The Zoning Officer shall be given 60 days from the date of submittal
of the minor plan to approve or deny the plan. Additional time can
be granted by the applicant if issues are identified with the minor
plan that will take longer than the 60 days to rectify. If the plan
is denied, the Zoning Officer shall specify the defects for which
the minor plan was denied.
(6)
The minor plan, if approved by the Zoning Officer, shall be recorded
at the Centre County Recorder of Deeds Office within 90 days of signing
and approval.
(7)
In any instance, the Zoning Officer has the discretion to consult
with or seek the approval of the Township Planning Commission Chairman
or the Planning Commission, if the Zoning Officer decides that the
requested minor plan includes unusual features that may affect current
Township planning philosophy.
(8)
The Zoning Officer shall present a monthly report to the Planning
Commission summarizing all minor plans submitted and the subsequent
actions taken.
[Amended 9-4-2003 by Ord.
No. O-03-16; 8-16-2007 by Ord. No. O-07-03; 8-16-2018 by Ord. No. O-18-05]
A.
A potential applicant for a planned development may request to have
a sketch plan reviewed with the Planning Commission and/or Township
staff for the purpose of discussing or reviewing such proposed development
and for obtaining advice on the preparation of the preliminary plan.
B.
The review of a sketch plan shall not be regarded as a formal application
for the planned development. The filing of items to the Planning Commission
and/or staff shall not constitute submission of a plan or application
for planned development nor shall such materials be binding on subsequent
submissions by the applicant.
C.
Any report, sketch plan, plat or map to be considered by the Planning
Commission at its regularly scheduled meeting shall be provided by
the potential applicant at a minimum of 11 paper copies and one electronic
copy in a format suitable to the Township. The Township Engineer or
his/her designee shall distribute a copy of the same to the Township
Planning Commission, Township Engineer, Township Zoning Officer, and
the Centre Regional Planning Commission for informational purposes
only. Depending on the size and/or impact of the proposed development
on existing fire protection issues, a copy of the sketch plan may
have to also be provided to the Fire Director or his/her designee.
D.
The Planning Commission may, at its sole discretion, make or refuse
to make recommendations at their regularly scheduled meeting. Any
recommendations made by the Planning Commission at or in response
to the proposed development shall not be binding upon the applicant
or upon the Planning Commission in its review of the plan after formal
application.
[Amended 9-4-2003 by Ord.
No. O-03-16; 8-16-2007 by Ord. No. O-07-03; 3-19-2009 by Ord. No. O-09-02; 2-20-2014 by Ord. No. O-14-01; 8-16-2018 by Ord. No.
O-18-05]
A.
All applications for Township approval of planned development plans
shall commence with the official submission of a plan and all required
supplementary data to the Township Engineering Office. The application
for preliminary approval of the development plan shall be filed by
or on behalf of the landowner. At any time during the review process,
the applicant may amend the originally submitted plan solely for the
purpose of correcting minor deficiencies in the original plan to the
extent necessary to meet the requirements of this chapter.
B.
A preliminary plan shall be deemed to have been submitted for review
when the applicant has furnished to the Township Engineering Office
the following documents.
(1)
Initial submission.
(a)
One copy of a completed application for planned development, plus payment of all application fees (available in § A203-14 of the College Township Code);
(b)
Eight sets of the preliminary plan and narrative, which shall
fully comply with the requirements of this article.
(d)
One set of the one completed plan review checklist and any written
backup or support documents for this plan;
(e)
One electronic plan set in a format suitable to the Township;
and
(f)
The number of sets of plans required are subject to change if
additional reviewers need to also review the proposed development
(such as the Pennsylvania Department of Transportation or one of the
water authorities).
(2)
Second submission (Planning Commission meeting).
(a)
Fifteen sets of the preliminary plan and narrative, which shall
fully comply with the requirements of this article, four copies of
which shall be full size and the remaining may be 11 inches by 17
inches;
(b)
Fifteen sets of written comments on how this plan addresses
the plan review comments;
(d)
One electronic plan set in a format suitable to the Township;
and
(e)
The number of sets of plans required are subject to change if
additional reviewers need to also review the proposed development
(such as the Pennsylvania Department of Transportation or one of the
water authorities).
(3)
Third submission (Council meeting).
(a)
Four sets of the preliminary plan and narrative, which shall
fully comply with the requirements of this article;
(b)
Four sets of written comments on how this plan addresses the
plan review comments;
(d)
One electronic plan set in a format suitable to the Township;
and
(e)
The number of sets of plans required are subject to change if
additional reviewers need to also review the proposed development
(such as the Pennsylvania Department of Transportation or one of the
water authorities).
C.
Upon receipt of the above, the Township Engineering Office shall
immediately forward the preliminary plan and the narrative to the
following:
(1)
For initial submission: nine copies.
(a)
The Zoning Officer: one copy;
(b)
The Centre Regional Planning Agency and Centre County Planning
and Community Development Office: two copies;
(c)
The Township Engineer: two copies;
(d)
The Centre Region Code Administration: one copy;
(e)
Pennsylvania Department of Transportation: one copy (if the
development abuts a state or federal road and has not already been
submitted by the applicant to the Pennsylvania Department of Transportation);
(f)
The Fire Director or his/her designee: one copy;
(g)
The Centre Area Transportation Authority: one copy; and
(h)
College Township Water Authority or State College Borough Water
Authority: one copy when located in the Wellhead Protection Overlay
District.
(2)
For the second submission (Planning Commission meeting): 15 copies.
The plan will be distributed to the following:
(a)
Each member of the College Township Planning Commission: seven
copies;
(b)
The Zoning Officer: one copy;
(c)
The Centre Regional Planning Agency and Centre County Planning
and Community Development Office: two copies;
(d)
The Township Engineer: two copies;
(e)
College Township Water Authority or State College Borough Water
Authority: one copy when located in the Wellhead Protection Overlay
District, if changes were made.
(3)
For the third submission (Council meeting): four copies. The plan
shall be forwarded to the following:
D.
Review by the Township Planning Commission.
(1)
At the next regular meeting following the receipt of the application
for preliminary approval, provided that such application was made
at least 29 days prior to the meeting or at a special meeting called
for that purpose, after receipt of the preliminary plan, the Planning
Commission shall review the plan to determine conformance with the
provisions contained in these regulations. Special meetings will be
held at the discretion of the Planning Commission, if no meeting has
been scheduled within 30 days of the submitted month.
(2)
The Township Engineer shall notify the Township Council, in writing,
of any recommended action, changes or modifications to the plan after
such decision is made, provided that the Planning Commission shall
make such recommendations within 60 days after the date the application
for preliminary approval was filed. The Planning Commission shall
not make recommendations on such application until reports from the
County or Centre Regional Planning Commission and the Township Engineer
are received or until expiration of 30 days from the date the plan
was forwarded to the Centre County and Centre Regional Planning Commissions,
whichever comes first.
(3)
If reviews by the Township Planning Commission result in an unfavorable
recommendation because the requirements of this chapter have not been
met, notification to the Township Council should specify the defects
found in the plan, describe the requirements that have not been met,
and cite the provisions of this chapter with respect to such defects
or requirements.
(4)
During the Township Planning Commission review, the landowner shall
place an advertisement in the paper of general circulation as set
forth by the requirements of the Pennsylvania Municipalities Planning
Code,[4] as amended, for public notification. The notice shall
include the starting time of the meeting, the place of meeting, the
location of the development within the Township, and information that
the public meeting is for the purposes of public comment and review
of the plan. Owners of abutting properties shall individually be sent
written public notice of the public meeting by the landowner via United
States certified mail, return receipt requested.
|
Sample Wording of Public Notice
NOTICE TO COLLEGE TOWNSHIP RESIDENTS
|
|
At the month, day meeting of the College Township Planning Commission,
a planned development, known as project name will be presented formally
for review and comment. This plan is presently in the planning and
development stages; public comment is welcome at this meeting. A copy
of the preliminary plan and narrative prepared by the developer is
available for public inspection at the College Township Municipal
Building during regular business hours. The meeting will be held at
the College Township Municipal Building at 1481 East College Avenue,
State College, Pennsylvania 16801, starting at time of meeting. The
proposed planned development plan is located __________. For questions
or information concerning this plan, please contact the Zoning Office
at the Township Municipal Building. Block ad.
Advertisement dates: 14 and seven days before meeting.
|
[4]
Editor's Note: See 53 P.S. § 10101 et seq.
E.
Review by the Township Council. Upon receipt of the recommendations
from the Township Planning Commission, and in no event later than
the time frame specified by law, the Council shall review the application
for preliminary plan approval.
(1)
The Council shall review the plan and the written reports of the
Township Planning Commission, the Centre County Planning Commission,
the Centre Regional Planning Commission, the Township Engineer, the
Zoning Officer and the other reviewing agencies to determine if the
plan meets the provisions contained in these regulations. Prior to
approval of a preliminary plan for which off-site sewer or water service
is proposed, the Council shall require, as a condition of approval,
that the applicant furnish written confirmation from the appropriate
bodies that such service is or will be made available to the planned
development.
(2)
Approval or denial.
(a)
The Council, within the time frame specified by law, following
the Planning Commission action or inaction, shall, by official written
communication to the applicant, either:
(b)
The official written communication shall be certified by the
Township Zoning Officer or the Township Engineer and shall be filed
in his/her office. A copy shall be mailed to the landowner.
(3)
Where a planned development is projected to be developed over a period
of years, the Council shall authorize submission and review of the
final plan by phases. In such case, a schedule showing the proposed
times within which applications for final plan approval of each phase
of the planned development are intended to be filed shall be included
with the preliminary plan. The schedule shall be revised with each
final plan submission of the landowner or developer.
(4)
Failure of the Council 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 preliminary plan in terms as presented,
unless the applicant has agreed, in writing, to an extension of time
or change in the prescribed manner of presentation or communication
of the decision. In any case, failure to meet the extended time or
change in manner of presentation of communication shall have like
effect.
(5)
An approved preliminary plan, including all conditions prescribed
by Council, if any, and including all required signatures, shall be
filed with the Township including an electronic plan set of the approved
preliminary plan, including supporting documentation in a format suitable
to the Township.
(6)
Preliminary approval shall not authorize construction or the issuance
of any building or zoning permit. However, in the case of a subdivision
of land, the preliminary approval may permit the developer to construct
the public improvements.
All preliminary plans submitted for review shall
be drawn to a scale of one inch equals 60 feet or larger (e.g., one
inch equals 20 feet). Plans shall be submitted on the following sheet
sizes: 18 inches by 24 inches, 24 inches by 36 inches and 36 inches
by 42 inches. All lettering shall be drawn to a size to be legible
if the plans are reduced to half size. All sheets comprising a submission
shall be on one size and shall contain the following information:
A.
General notes and data.
(1)
Name of the proposed development.
(2)
Date of the application for land development and/or
subdivision.
[Amended 2-20-2014 by Ord. No. O-14-01]
(3)
The name and address of the owner and deed book and
page numbers of the deeds conveying the property to the owner. Also,
the name of the developer and billing address, if different.
(4)
Tax parcel number or numbers (identify parcels).
(5)
Zoning district or districts.
(7)
Maximum height allowed (in zoning district).
(8)
Current use of property.
(9)
Proposed use of property.
(10)
Number of required parking spaces. (show calculations.)
(11)
Base or benchmark for topography on plan.
(12)
Act 172 list of utility companies.
(13)
The name and address of the individual or firm
preparing the plan.
(14)
Density calculation: A table shall be included
on the plan describing each phase or section with quantitative data,
including the following:
(a)
The total area of the development and approximate
area of each phase.
(b)
The total area devoted to uses, the approximate
number of units, the percentage of each type of use and the total
floor area in the development and in each phase.
(c)
Floor area ratio (FAR) per acre in the development
and each phase.
(d)
The area of streets, parking, sidewalks and
walkways and the total area paved and percent of area paved or covered
by structures, in the development and each phase or section.
(e)
The total acreage and percent of acreage in
parkland and open space in the development and each phase (if any).
(f)
The total area devoted to planned recreational
use throughout the entire development and in each phase (if any).
(g)
The calculation of impervious surface in the
development and in each phase.
(15)
Narrative statement: A written statement, including
the following (as applicable):
(a)
A statement of the ownership of all of the land
included within the development.
(b)
An explanation of the purpose of the subdivision
or land development.
(c)
A statement describing any proposed innovative
design concepts included in the plan.
(d)
The substance of covenants, grants of easements
or other proposed restrictions to be imposed on the use of land, buildings
and structures, including proposed easements or grants for public
use or utilities.
(e)
A description of the form of organization proposed
to own and maintain the parkland and open space, recreational facilities
and structures or other facilities.
(f)
A statement of the proposed use and improvement
of parkland and open space and recreational facilities.
(g)
A description of proposals to preserve natural
features and existing amenities and a statement of conceptual landscaping
designs.
(h)
A statement describing the stormwater management
methods to be employed.
(i)
A reference of the narrative statement shall
be made on the proposed development plan.
(16)
Development schedule. When a development is
proposed to be submitted for final plan approval in phases over a
period of years, the following shall be included with the application
for preliminary approval:
(17)
If a land development or subdivision plan proposes common elements as defined in this chapter, an association must be formed pursuant to § 180-27 of the College Township Code and the Uniform Planned Communities Act, 68 Pa C.S. § 5101 et seq. with the following submission requirements:
[Added 7-21-2005 by Ord. No. O-05-11]
(a)
Declaration for the planned community pursuant
to the Uniform Planned Communities Act, 68 Pa. C.S. § 5205.
(b)
Association bylaws of all associations, including
all mandatory bylaws pursuant to the Uniform Planned Communities Act,
68 Pa C.S. § 5306.
(c)
The following notes shall be added to the plan:
[1]
This plan represents a development with common
elements that shall be governed by an association.
[2]
Any land governed by this association shall
be permitted to develop pursuant to College Township requirements,
this land development/subdivision plan, the Declaration of Planned
Community for this tract, and/or any deed restrictions. Common elements
shall be permitted to be improved as required.
[3]
Note the date of the planned formation of the
association.
B.
Graphic information and plan content. The following
information shall be provided:
(1)
North point, graphic scale and legend describing all
symbols shown on the plan.
(2)
A key map showing the location of the proposed development,
driveways, roads and all major developments within 2,500 feet therefrom
at a scale of one inch equals 400 feet.
(3)
The day, month and year that the plan was prepared
and the date and a description of revisions to the plan occurring
after initial submission.
(4)
The names of abutting property owners, their mailing
addresses, tax parcel numbers and deed book and page numbers.
(6)
Natural features:
(a)
Sinkholes, watercourses and depressions.
(b)
Floodplain of the one-hundred-year flood elevation.
(Also show any floodplain soils.)
(d)
Topographic contour lines at vertical intervals
of two feet for land with average undisturbed slopes of 4% or less
and at intervals of five feet for land with average slopes exceeding
4%, including the source of topographic data.
(e)
All shrubs, trees and tree masses.
(7)
Man-made features (in or within 150 feet of the property):
(a)
Sewer lines (including laterals).
(b)
Water mains and fire hydrants (including laterals).
(c)
Electrical lines and poles (surface and subsurface).
(d)
Culverts and bridges (type size and appropriate
slope).
(e)
Railroads.
(f)
Buildings (including parking lot and planting).
(g)
Streets, including right-of-way, cartway widths,
approximate grades and bike paths.
(h)
All other utilities (including service entrances).
(8)
Proposed development.
(a)
Street information including:
[1]
Location and width of rights-of-way and cartways.
[2]
Proposed street names.
[3]
Statement as to whether street will remain private
or dedicated to the municipality. (If there will be a dedicated public
street, a typical cross section, showing materials for base and surfacing
and method of construction will be proposed.)
[4]
Profiles along the center line of each proposed
street, finished grade at a scale of one inch equals 50 feet horizontal
and one inch equals five feet vertical.
[5]
Radius of horizontal curves.
[6]
Height of tangents between reverse curves.
[7]
Curb radii at intersections.
[8]
Vegetation to be planted between curb or shoulder
right-of-way line.
[9]
Curbs and gutter, location and typical designs.
[10]
Topographic contour lines for proposed finished grades within rights-of-way at intervals specified in Subsection B(6)(d) above.
[11]
Typical cross section of roads proposed.
(b)
Lot lines to the nearest foot and areas of each
lot to the nearest square foot to be subdivided or leased.
(c)
Sidewalks, walkways and bike paths, including
location, width, grades, surfacing materials and ramps for the handicapped.
(e)
Lighting, including:
[Amended 2-20-2014 by Ord. No. O-14-01]
[1]
Location of all proposed and existing exterior light fixtures,
including but not limited to streetlights, entrance lights and off-street
parking lot lights;
[2]
Completed lighting compliance checklist;
[3]
Two lighting plans showing point-by-point photometric calculations
for both pre- and post-curfew lighting levels, as applicable;
[4]
A summary table of lighting calculations on the lighting plan
itself; and
(f)
Lot numbers.
(g)
Utility and drainage easements.
(h)
Location and species of shade trees within street
rights-of-way.
(i)
Location and size of utilities servicing developments.
(j)
The following regional fire protection requirements:
[Amended 9-4-2003 by Ord. No. O-03-16[1]]
[1]
The applicant shall contact the Water Authority
to obtain fire flow rates for the water system serving the proposed
subdivision or land development. These flow rates shall be provided
as a note on the plan submitted to College Township.
[2]
All plans shall provide the size of all existing
and proposed waterlines and fire hydrants in, and adjacent to, the
proposed subdivision or land development.
[3]
The location, construction detail(s) and ownership
information of any water storage system shall be provided in the plan
detail sheets. (Approved design specifications for underground storage
tanks may be obtained from the Centre Region Fire Administrator.)
[4]
Setbacks and/or building separations shall be
graphically noted on all plans.
[5]
Details for all existing and proposed fire apparatus
access routes.
[6]
Details for all existing and proposed Fire Department
connections and hydrants.
[7]
The plan shall provide a note indicating if
any structure within the proposed development will have a built-in
fire suppression system, including but not limited to automatic fire
sprinkler systems.
[1]
Editor's Note: This ordinance established regulations affecting
or relating to subdivision and land development plans, and stated
that subdivision plans of four parcels or less and changes to existing
subdivisions that impact four parcels or less are exempt from the
requirements of this ordinance.
(k)
Land to be reserved or dedicated for public
use.
(l)
The approximate location, total ground floor
area, total floor area, height and use of the buildings and other
structures. (All area dimensions shall be indicated in square feet.)
(10)
All outdoor storage facilities: i.e., bulk trash
containers and raw material storage.
(12)
Off-street parking:
(a)
Location, including setbacks.
(b)
Standard and information concerning the construction
of parking lots, including traffic control painting and line layout
of spaces.
(c)
All handicapped spaces required.
(d)
All curbing and raised islands.
(e)
Storm drainage facilities.
(f)
All perimeter plantings, such as, shrubs, deciduous
and coniferous trees. Include size of quality plants used for headlight
screening and installation methods.
(g)
Location of all loading spaces required.
(h)
Information concerning the construction and
landscaping of the parking lots, including section elevations, plans
and detail of all landscaping elements.
(13)
Buffer yards and screening: the location of all buffer yards
required, including the following:
[Amended 2-20-2014 by Ord. No. O-14-01]
(b)
Graphically depict the location and type of landscaping. If
a fence is required as part of the buffer yard, it shall be depicted
on the plan, including a sample elevation drawing of said fence.
(c)
Place a summary table on the plan summarizing the quantities
of landscaping by type in each buffer yard.
(e)
Graphically depict the location of any required screening, including
noting the height and materials of said screen.
(14)
Man-made items: A list placed on the plan stating
the quantity and name of man-made items, either existing or proposed,
in the building setback areas, excluding parking lots and plantings.
(15)
Grading plan: A general grading plan showing
any major alterations to the topography of the site.
(16)
Parkland and open space.
(a)
The approximate location and area of the proposed
parkland and open space.
(b)
The proposed use and improvements of parkland
and open space.
(c)
The approximate location and use of common recreational
facilities and structures.
(d)
The approximate location and area of land(s)
to be dedicated for public purposes (if any).
(e)
A conceptual landscaping plan indicating the
treatment of materials and landscaping concepts used for private and
common open space.
(17)
Stormwater management plan:
(a)
A stormwater management plan must be prepared in accordance with the College Township Stormwater Management Ordinance, Chapter 175. However, at the developer's option a preliminary stormwater management plan may be prepared and have the exceptions described below. If these exceptions are taken in the preliminary plan submission, no development shall occur until Township approval is obtained on a stormwater management plan that meets all requirements of Chapter 175.
(c)
No other exceptions shall be taken on the preliminary
stormwater management plan without expressed written approval from
the Township Engineer.
(18)
A transportation impact report: This report
shall be tailored to fit the size and need of a proposed development.
It is the intent of the transportation impact report to show the actual
conditions and the effects this development will have on the surrounding
areas. It is highly recommended that the developer's engineer consult
with the Township staff prior to the start of the impact report to
determine the extent of the study, study area and size of study to
be done (if any). The report must be prepared by a qualified professional
and include the following:
(a)
Analysis and description of existing conditions
and traffic volumes for the external road network serving the site.
The external road network to be studied shall be determined by the
municipality prior to the preliminary plan review.
(b)
A base condition analysis shall be prepared
to establish existing levels of service followed by analysis and description
of protected traffic conditions based on the land uses proposed within
the development. Trip generation rates for morning and evening peak
hours of the project shall be prepared, as well as the internal/external
trip distribution and intersection analysis.
(c)
The analysis shall address the traffic impacts
of the proposed development along with surrounding traffic-generating
land uses in the area including land use changes. The analysis will
demonstrate the adequacy of the area road network and identify access
and improvements to traffic control measures impacted by the proposed
development and surrounding land uses.
(d)
The analysis shall contain recommended internal
and off-site road improvements. These recommended improvements should
be specific as to location and scope of work required, along with
a phased schedule for possible implementation. Examples of additional
items that should be included in this section are:
(e)
Utilization of alternate modes of transportation
shall be a component of the traffic impact analysis. Evaluation of
traffic mitigation measures as they relate to public transportation
and future site development should also be addressed.
(f)
Revision of the traffic impact study based on
major variations (as defined in this chapter) to the approved preliminary
plan shall be required. This shall occur prior to the filing of an
application to amend the preliminary plan, following the procedures
required herein for preliminary plan approval.
(19)
Signatures:
(a)
Signature(s) and seal(s) of a licensed engineer
and/or architect or landscape architect who prepared and/or supervised
the preparation of the plan.
(b)
Signed, notarized statement by the landowner
certifying ownership of the property.
(c)
Space for approval signatures by the Chairman
and Secretary of the Council and Chairman and Secretary of Planning
Commission, including the date of such approval.
(d)
Signed, notarized statement by the owner certifying
ownership of the property and acknowledging all offers of dedication
of land or facilities to the municipality and acknowledging that the
owner will be responsible for maintenance of lands or facilities until
they are completed and accepted for dedication by the municipality.
(e)
The Fire Chief's signature.
[Amended 9-4-2003 by Ord. No. O-03-16]
(f)
Add the following note for the appropriate plan:
[1]
Subdivision plans. Approval of this preliminary
plan and the final stormwater management plan grants the developer
the right to construct the public improvements for this development.
Only after final plan approval can the developer construct, offer
for sale, transfer, agree or enter into an agreement to sell any lot
or unit.
[2]
Land development plans. Preliminary approval
shall not authorize construction or the issuance of any building or
zoning permit.
(20)
Fire protection plan procedures.
[Added 9-4-2003 by Ord. No. O-03-16[4]]
(a)
College Township will provide all subdivision
and land development plans, whether preliminary or final, to the Fire
Chief at the time they are provided to the Centre Regional Planning
Agency (CRPA) for review. The deadline for the review and comment
by the Fire Chief shall be the same as the deadline for review and
comment by the College Township Zoning Administrator and the CRPA.
The Fire Chief shall review the plans for the following fire protection
features:
[1]
Fire flow and/or water supply available for
fire fighting.
[2]
The location and available flow of fire hydrants.
[3]
The location, design and capacity of water storage
facilities.
[4]
Fire apparatus access.
[6]
The location of any Fire Department connections
provided.
[7]
The presence of any built-in fire suppression
systems.
(b)
The Fire Chief shall provide written comments
on the plan to the applicant and College Township within 10 business
days.
(c)
If any revisions are made to the plan following
the Fire Chief's initial review, the plan will be provided to the
Fire Chief three business days prior to the meeting where the plan
will be considered for approval by the College Township Council.
(d)
The Fire Chief shall provide written comments
on any revised plans to the applicant and College Township.
(e)
If the plan is not recommended by the Fire Chief,
the Council may:
[1]
Deny or conditionally approve the plan based
on the conditions listed in the Fire Chief's comments; or
[2]
Determine that the applicant has adequately
addressed water supply and/or fire apparatus access and approve the
plans.[6]
[6]
Editor's Note: Former Subsection B(21) which immediately followed,
regarding documentation of exterior illumination, added 8-16-2007
by Ord. No. O-07-03, was repealed 2-20-2014 by Ord. No. O-14-01.
[4]
Editor's Note: This ordinance established regulations affecting
or relating to subdivision and land development plans and stated that
subdivision plans of four parcels or less and changes to existing
subdivisions that impact four parcels or less are exempt from the
requirements of this ordinance.
C.
Workforce housing units. Subdivision/land development plans which propose dwelling units which meet the requirements of § 200-38.4 shall provide the following documentation in addition to the above requirements:
[Added 5-21-2009 by Ord. No. O-09-06]
(1)
Identification of all lots or dwelling units to be sold or rented as workforce housing units as well as any market-rate units which take advantage of the zoning relief provided for those units less than 100% of area median income as defined in Chapter 200, Zoning.
[Amended 6-20-2013 by Ord. No. O-13-01]
(2)
Workforce
housing plan. The developer shall submit with the subdivision/land
development plan a document containing all required information pertaining
to the regulations herein, including but not limited to the following:
(a)
Details of the number, size and location of the workforce housing
units, including a phasing plan for the construction of the workforce
housing units in relation to the market rate housing units.
(b)
How the units will be marketed to potential buyers, including the
details of how the marketing plan will coincide with the certification
process of income-qualified households.
(3)
All legally binding agreements in regards to affordability assurances shall be included pursuant to § 200-38.4 for review by the Township Solicitor and potential approval by the College Township Council.
(4)
All deed restrictions required under § 200-38.4 shall be included as part of the plans. The restrictions shall also be reviewed by the Township Solicitor and approved by the College Township Council.
(5)
For
those workforce housing units to be sold, purchase agreements that
are approved as to form by the Township and include language provided
by the Township that require that an appropriate disclosure form be
provided to and explained to the affordable unit buyer prior to execution
of the contract. The disclosure form shall explain any deed restrictions,
restrictive covenants, and/or liens that are placed on the affordable
unit to ensure long-term affordability.
[Amended 6-20-2013 by Ord. No. O-13-01]
(6)
For those workforce housing units to be rented with an option to purchase, an agreement between which will be signed by both the developer (or its designee) and the tenant shall be provided to the Township for review to ensure compliance with § 200-38.4D(12).
[Added 6-20-2013 by Ord. No. O-13-01]
A plan, including all the land in an approved
preliminary plan or a phase thereof according to an approved schedule
for development over a period of years, shall be officially submitted
for final plan approval. All plans which have received preliminary
plan approval shall be entitled to final plan approval in accordance
with the terms of the approved preliminary plan, for a period of five
years from the date of the preliminary plan approval.
A.
All applications for final approval of a plan shall
be acted upon by the Township within such time limits as established
in this chapter and the Pennsylvania Municipalities Planning Code,
as amended.[1] The plan shall conform to that which received preliminary
approval by the Township Council, including all conditions and modifications
attached thereto.
(1)
In the case where subdivision and land development
are projected over a period of years, the Council may authorize final
review of the plan by sections or stages of development, subject to
such requirements or guaranties as to improvements in future sections
or stages of development as it finds essential for the protection
of any finally approved section or stage of development. In each such
case, prior to preliminary approval of the plan, the Council and the
developer shall enter into a written agreement specifying the sequence
of development of sections or stages, the maximum time permitted the
developer for final submission of the plan for each such section and
any other such requirements or guaranties as are applicable to that
particular development. Where development is permitted in stages,
all improvements installed subsequent to the fifth anniversary of
preliminary approval of the plan shall conform to standards for such
improvements in effect at the time of installation of the same.
(2)
Final official submission of the plan to the Township Council shall consist of 15 black-on-white (or blue-on-white) prints of the plan, which shall fully comply with § 180-8 of these regulations and the conditions for which the plan received preliminary approval, plus financial security specified in Subsection C below, all offers of dedication and deeds of easements to the municipality and all other required documents.
[Amended 9-4-2003 by Ord. No. O-03-16]
[1]
Editor's Note: See 53 P.S. § 10101
et seq.
B.
Review by the Township Council. Upon receipt of the material listed in Subsection A(2), the Township shall forward the plan to the Township Council; the Centre Regional and Centre County Planning Commissions; the Fire Chief; the Township Engineer; the Zoning Officer; the Township Manager; the Centre County Conservation District and, if the proposed subdivision or land development is abutting to a state or federal highway, the District Office of the Pennsylvania Department of Transportation in Clearfield, Pennsylvania.
[Amended 9-4-2003 by Ord. No. O-03-16]
(1)
The review of the final plan shall be conducted by the Township Council in the same manner as prescribed for review of the preliminary plan specified in § 180-8, except that final review shall be limited to determining if:
(2)
As a condition of approval, the applicant shall permit
the Township Engineer to make periodic site inspections of such nature
and extent as is necessary to ensure that the required improvements
are being installed and constructed in conformity with the design
standards contained herein or otherwise specified in the approval
of the preliminary plan. If the applicant has completed all of the
required improvements, he shall notify the Township Council, in writing,
by certified or registered mail, of the completion of the improvements
and shall send a copy thereof to the Township Engineer. The Council
hereby directs and authorizes the Township Engineer to make a final
inspection of all the aforesaid improvements after receipt of such
notice. The Township Engineer shall thereupon file a written report
with the Council and shall promptly mail a copy of the same to the
applicant by certified or registered mail. The report shall be made
and mailed within 30 days after receipt by the Township Engineer of
the aforesaid authorization from the Council. The report shall be
detailed and shall indicate approval or rejection of said improvements,
either in whole or in part, and if the improvements or any portion
thereof shall not be approved or shall be rejected by the Township
Engineer, the report shall contain a statement of the reasons for
such denial or rejection. For subdivisions and land developments served
by off-site sewer and water service, the Township Engineer shall coordinate
his review with that of the appropriate authorities and/or companies
providing such service to ensure that the provisions of this chapter
are met.
(a)
The Council shall notify the applicant in writing,
by certified or registered mail, of action taken with relation to
improvements.
(b)
If the Council or the Township Engineer falls
to comply with the time limitation provisions contained herein, all
improvements will be deemed to have been approved and the applicant
shall be released from all liability pursuant to its performance guaranty
bond or other security agreement.
(c)
If any portion of the said improvements shall
not be approved or shall be rejected by the Council, the applicant
shall proceed to complete the same, and, upon completion, the same
procedure of notification as outlined herein shall be followed.
C.
Completion of improvements or guaranty thereof prerequisite
to final plan approval.
(1)
In lieu of the completion of any improvements required
as a condition for the approval of the final plan, the Township Council
shall provide for the deposit with the municipality of financial security
in an amount sufficient to cover the costs of any improvements or
common amenities, including, but not limited to, roads, stormwater
detention and/or retention basins and other related drainage facilities,
recreational facilities, open space improvements or buffer or screen
plantings, which may be required. Without limitation as to other types
of financial security which the municipality may approve, which approval
shall not be unreasonably withheld, federal- or commonwealth-chartered
lending institution irrevocable letters of credit and restrictive
or escrow accounts in such lending institutions shall be deemed acceptable
financial security for the purposes of this section. Such financial
security shall be posted with a bonding company or federal- or commonwealth-chartered
lending institution chosen by the party posting the financial security,
provided that said bonding company or lending institution is authorized
to conduct such business within the commonwealth. Such bond or other
security shall provide for and secure to the public the completion
of any improvements which may be required within one year of the date
fixed in the subdivision plat for completion of such improvements.
All improvements shall be completed within five years from the date
the plan received preliminary approval. Upon written application signed
by the obligator and surety of a performance guaranty in a form approved
by the Township Council, the governing body may, at its discretion,
extend said period, provided that satisfactory security for the completion
of the improvements have been partially completed, and reduce proportionally
the amount of the bond or other form of security by formal resolution.
The amount of financial security shall be equal to 110% of the cost
of the required improvements for which financial security is to be
posted.
(2)
The cost of the improvements shall be established
by submission to the governing body of bona fide bid or bids from
the contractor or contractors chosen by the party posting the financial
security to complete the improvements or, in the absence of such bona
fide bids, the cost shall be established by estimate prepared by the
Municipal Engineer.
(3)
If the party posting the financial security requires
more than one year from the date of posting of the financial security
to complete the required improvements, the amount of financial security
may be increased by an additional 10% for each one-year period beyond
the first anniversary date from posting of financial security or to
an amount not exceeding 110% of the cost of completing the required
improvements as reestablished on or about the expiration of the preceding
one-year period by using the above bidding procedure.
(4)
In the case where development is projected over a
period of years, the governing body may authorize submission of final
plans by sections or stages of development, subject to such requirements
or guaranties as to improvements in future sections or stages of development
as it finds essential for the protection of any finally approved section
of development.
(5)
As the work of installing the required improvements
proceeds, the party posting the financial security may request the
governing body to release or authorize the release, from time to time,
of such portions of the financial security as are necessary for payment
to the contractor or contractors performing the work. Any such request
shall be in writing addressed to the governing body, and the governing
body shall have 45 days from receipt of such request within which
to allow the Township Engineer to certify, in writing, to the governing
body that such portion of the work upon the improvements has been
completed in accordance with the approved plat. Upon such certification
the governing body shall authorize release by the bonding company
or lending institution of an amount as estimated by the Township Engineer
fairly representing the value of the improvements completed or, if
the governing body fails to act within said forty-five-day period,
the governing body shall be deemed to have approved the release of
funds as requested. The governing body may, prior to final release
at the time of completion and certification by its engineer, require
retention of 10% of the estimated cost of the aforesaid improvements.
D.
Plans containing variations.
(1)
A minor variation, as defined in this chapter, shall
not require a revision of the preliminary plan, provided that the
plan complies with all other requirements of this chapter and other
applicable ordinances.
(2)
In the event that the application for final plan approval
contains a major variation, as defined in this chapter, the Council
may refuse to grant approval and shall so advise the landowner, in
writing, of said refusal, setting forth the major variations. In the
event of such refusal, the landowner may refile the final plan without
the major variations identified in such written notice or file an
application to amend the preliminary plan, following the procedures
required herein for preliminary plan approval.
A.
Plans submitted for final plan review shall include
all information required in this article and where applicable, the
final plan for the development shall meet the plan requirements contained
in College Township Ordinance No. 100, Title, as amended:
B.
Final plans submitted for review shall include all information required in § 180-9 above, plus the following:
(1)
Final perimeter boundaries of each lot with distances
to hundredths of a foot and bearings to one second, determined by
accurate survey in the field, balanced and closed with an error of
closure not to exceed one foot in 15,000.
(2)
Location and elevation of installed monuments and
markers.
(3)
Final dimension and bearings of right-of-way lines
and easements, including radii of curves and arcs and delta angles
of all curves.
(4)
Final house numbers and lot numbers as approved by the municipality (as stipulated in Chapter 85, Buildings, Numbering of).
(6)
If applicable, a note stating applicant shall submit
permit applications for signage depicted on the approved plan.
[Added 8-16-2007 by Ord. No. O-07-03]
[Amended 8-16-2007 by Ord. No. O-07-03; 3-16-2017 by Ord. No. O-17-02; 8-16-2018 by Ord. No.
O-18-05]
After completion of the procedures required
by these regulations and after final approval by the Council, all
endorsements shall be so indicated on the approved plan and on as
many other copies of the plan as may be desired by the governing body.
Upon approval and signing of the plan by the Council, a record plan
shall be recorded in the office of the Recorder of Deeds of Centre
County by the applicant within 90 days of such approval and signing.
Such recording shall be otherwise in conformity with the Municipalities
Planning Code.[1] Within 10 days after the Recorder of Deeds has properly recorded the subdivision or land development plan, a paper copy and an electronic copy, in a suitable format to the Township, shall be forwarded to the Township Secretary by the applicant, including the endorsement of the Recorder of Deeds as well as a full set of plans. A complete electronic package of all related documents shall also be submitted by the applicant at this time and shall include transportation reports, stormwater reports, all related maps or plan sheets, as well as any other documentation requested by the Township. An applicant may request an extension to the aforementioned 90 days pursuant to payment of fees for such, as noted in § A203-14.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
All record plans shall meet the requirements of Chapter 180, Subdivision of Land, as amended, and shall be exact replicas of the final plan approved by the Township Council. Each plan sheet to be recorded shall have a note on each of the plans as follows: "This record plan conforms with the plan receiving final approval by the College Township Council on date. All improvements are or will be installed in accordance with such plan in a manner and time so specified herein."
A.
The Township may require the applicant to deliver
to the Township Zoning Office a maintenance guaranty in an amount
of 15% of the installation cost of all required improvements to secure
the structural integrity and functioning of said improvements. Said
guaranty shall be of the same type as otherwise required in this section
for installation of such improvements and shall be for a period of
18 months after the Township has accepted all such improvements.
B.
If water mains or sanitary sewer lines, or both, along
with apparatus or facilities related thereto, are to be installed
under the Jurisdiction and pursuant to the rules and regulations of
a public utility or municipal authority separate and distinct from
the municipality, financial security to assure proper completion and
maintenance thereof shall be posted in accordance with the regulations
of the controlling public utility or municipal authority and shall
not be included within the financial security as otherwise required
by this section.
C.
In the event that any improvements which may have
been required in accordance with the approved final plans have not
been installed, the Township Council may enforce any corporate bond
or other security by appropriate legal and equitable remedies as provided
by Section 511 of the Pennsylvania Municipalities Planning Code, as
amended.[1] If the proceeds of such bond or other security are insufficient
to pay the cost of installing or making repairs or corrections to
all the improvements covered by said security, the Township Council
may install part of such improvements in all or part of the subdivision
or land development or cause the same to be installed and may institute
appropriate legal or equitable action to recover the moneys necessary
to complete the remainder of the improvements. All the proceeds, whether
resulting from the security or from any legal or equitable action
brought against the applicant, or both, shall be used solely for the
installation of the improvements covered by such security and not
for any other municipal purposes.
[1]
Editor's Note: See 53 P.S. § 10511.
D.
Release from the bond or other security shall be granted by the Township Council contingent upon review and report by the Township Engineer in accordance with procedures outlined in § 180-10C(5) above.
