The following materials shall be submitted with
an application for review and approval of preliminary plans:
A.
Eighteen copies of the submission or land development
plan in the form of a map or series of maps on sheet sizes either
18 inches by 24 inches or 24 inches by 36 inches drawn to a scale
not smaller than 100 feet to the inch and showing the following:
(1)
The limits and dimensions of the tract to be subdivided
or developed and the proposed name or identifying title of the project;
the date, scale and North arrow.
(2)
Existing and proposed streets, including the name,
widths of the right-of-way and cartway.
(4)
The location and dimensions of proposed easements,
minimum building setback lines, existing property lines, right-of-way,
and land reserved for public purposes; and the location, course, and
dimensions of existing and proposed sanitary and storm sewer and water
facilities.
(5)
Existing topographic contours at not more than 10
feet vertical intervals or not more than 100 feet horizontal interval.
For any project which proposes 10 or more lots or dwelling units,
elevations shall be referenced to vertical controls established by
any acceptable federal agency (N.O.S., U.S.C.G.S., U.S.G.S., or A.M.S.)
and a suitable benchmark shall be established within the project and
referenced on the plan. The Planning Commission may also require supplemental
plans showing proposed final contours.
(6)
The name and address of the subdivider or developer.
The name, seal, and signature of the registered professional engineer
or registered land surveyor who prepared the plan. The name and address
of the owner of the tract and the names of the owners of adjoining
tracts.
(7)
A location map showing the proposed project in relation
to adjacent properties and existing streets in that vicinity of the
Township.
(8)
Note as to whether or not the property is located
in or is part of an Agricultural District.
(9)
All applications and plans must be signed by the legal
owner of the property and, if the actual subdivision or land development
is being pursued by an equitable owner of the real estate, i.e., one
holding a contract to purchase or a lease agreement on which the applicant
bases the right to proceed with subdivision or land development activities,
the equitable owner must also sign. In the event the proposed plan
involves a lot addition, the owner of the lot receiving the addition
must also sign the plan. As part of the signature block the legal
owner and, if applicable, equitable owner and the owner of the receiving
lot shall be clearly identified and the signature block shall contain
a statement that the application and the plan are submitted with the
free will and consent of those who have signed. All signatures must
be notarized. In the event the application is being submitted by an
equitable owner, documentation forming the basis of the equitable
ownership shall be included with the application.
[Amended 4-27-1999 by Ord. No. 99-1; 4-10-2018 by Ord. No.
2018-1]
(10)
A note in accordance with the Pennsylvania One
Call Act (Act 187 of 1996) informing anyone planning to undertake
excavation or demolition work in connection with the subdivision or
land development to notify the one call system not less than three
nor more than 10 working days in advance of beginning excavation or
demolition work. The designer of the plan shall indicate the serial
number of the one call notice on the drawings and shall also show
the toll free number of the one call system on the drawings near his
serial number.
(11)
All surveys shall be tied to the Pennsylvania
Plane Coordinate System.
[Added 6-26-2007 by Ord. No. 2007-7]
B.
Four copies of cross-section drawings for all proposed
streets showing rights-of-way, cartway widths, location of sidewalks,
and planting strips. Three copies of profile drawings of all proposed
streets showing existing and proposed grade.
C.
Four copies of plans and profiles of existing and/or
proposed sanitary and storm sewer systems, water distribution systems,
and any other pertinent utilities. Such plans shall include grades,
pipe sizes and the location of valves and fire hydrants. All storm
sewer plans shall indicate the point(s) where surface water enters
and leaves the project, the contributing area of runoff, and the estimated
volume and method of determination.
D.
A module for new land development which will not be
served by central or public sewage facilities will require a new or
modified permit from the Pennsylvania Department of Environmental
Protection. If it was not included in the Township-approved sewage
facilities plan, a revision to this plan is required when the new
land development has inadequate sewage facilities available, or there
are changed conditions where a permit is required specific to a particular
site, a specific lot layout or a specific method of sewage collection,
conveyance and treatment. A revision is not required if proposing
a connection or an extension of central or public sewage facilities,
provided they are in compliance there is no existing or projected
overload, there is a written certification of adequate sewage capacity,
and the Township is not under orders to update its plan. Exemptions
from sewage facilities planning include an on-lot sewage system using
a spray field or a soil absorption area, an area not underlain by
karst or carbonate geology, outside of a high-quality or exceptional
value watershed, and residual lots one acre or greater in land area.
[Amended 7-27-2010 by Ord. No. 2010-7]
E.
In the event that the plans propose extension of utility
service into the project by any authority or municipality, other than
Greene Township or its agencies, a statement from the applicable authority
or municipality regarding the adequacy of such service extension shall
be submitted.
F.
Whenever a single tract or other parcel of land, or
part thereof, is subdivided or developed such that the subdivision
or development is subject to the Rules and Regulations of the Department
of Environmental Protection pursuant to the control of erosion and
sedimentation, the subdivider or developer shall prepare, for the
use and review of the Township, four copies of an erosion and sedimentation
control plan. The design standards and specifications for said plan
are available from the office of the Franklin County Soil Conservation
Service.
G.
Water supply:
(1)
If water is to be provided by means other than by
private wells owned and maintained by the individual, owners of lots
within the subdivision of development then, at the time of the initial
submission an applicant shall present written evidence that the subdivision
or land development is to be supply by a certified public utility,
a bona fide Cooperative Association of lot owners, or a municipal
corporation, authority or utility.
(2)
A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certification, a cooperative agreement or a commitment or agreement to serve the area in question, which ever is appropriate shall be acceptable evidence for satisfying the requirements of § 85-18G(1).
H.
Pennsylvania Department of Transportation highway
occupancy permit requirements:
(1)
No plat which will require access to a highway under
the jurisdiction of the Pennsylvania Department of Transportation
shall be approved unless the plat contains a notice that a highway
occupancy permit is required pursuant to Section 420 of the Act of
June 1, 1945, (P.L. 1242, No. 428 known as the "State Highway Law,"[2] before driveway access to a state highway is permitted.
The plat shall also be marked to indicate that access to the state
highway shall be only as authorized by a highway occupancy permit.
[2]
Editor's Note: See 36 P.S. § 670-420.
I.
Traffic impact studies:
(1)
Purpose. To provide the Board of Supervisors with
an opportunity:
(a)
To identify traffic and transportation problems
associated with the adequacy of the existing transportation network
and facilities to provide access to and from and through the site
in light of the character and volume of traffic expected to be generated
by the proposed subdivision and/or land development, including but
not limited to consideration of the interrelationship and interconnection
of proposed new street networks with the existing streets, the number
of units being proposed, the types of activities proposed, the size
of the proposed development and the adequacy of access to and from
the proposed development with the existing roadway network.
[Amended 4-27-1999 by Ord. No. 99-1]
(b)
To delineate solutions to such problems, or
facilities including the prescription of improvements to be provided
by or at the expense of applicant.
(3)
By whom prepared. The study shall be prepared by a
qualified traffic engineer and/or transportation planner who shall
be mutually agreed upon by the developer and the Township. The study
preparer shall have sufficient, documented prior traffic study experience
to qualify him to perform the study and render any opinions and recommendations
set forth therein. The cost to prepare the study will be borne entirely
by the developer.
(4)
Contents. The study shall contain information, analyses
and conclusions regarding the following:
(a)
General site description. The site description
shall include the size, location, proposed land uses, construction
staging and completion date of the proposed land development. If the
development is residential, types of dwelling units and number of
bedrooms shall also be included. A brief description of other major
existing and proposed land developments within the study area shall
be provided. The general site description shall also include probable
socio-economic characteristics of potential site uses to the extent
that they may affect the transportation needs of the site (i.e. number
of senior citizens).
(b)
Transportation facilities description.
[1]
Proposed internal transportation system. This
description shall show proposed vehicular, bicycle and pedestrian
circulation, all proposed ingress and egress locations, all existing
or proposed internal roadways including the widths of paved cartways
and rights-of-way, parking conditions, traffic channelizations and
any other traffic signals or other intersection control devices, within
or near the site of the subdivision or land development.
[2]
External transportation system. This report
shall describe the entire external roadway system within the study
area of the proposed subdivision of land development. Major intersections
in the study area shall be identified and sketched. All existing and
proposed public transportation services and facilities within a one-mile
radius of the site shall also be documented. All future highway improvements,
including proposed construction and traffic signalization, shall be
noted. This information shall be obtained from the Pennsylvania Department
of Transportation. Any proposed roadway improvements resulting from
proposed surrounding developments shall also be recorded.
[3]
Existing traffic conditions. Existing traffic
conditions shall be measured and documented for all roadways and intersections
in the study area. Existing traffic volumes for average daily traffic,
peak highway hour(s) traffic, and peak development-generated hour(s)
traffic shall be recorded. Manual traffic counts at major intersections
in the study area shall be conducted, encompassing the peak highway
and development-generated hour(s) and documentation shall be included
in the report. A volume capacity analysis based upon existing volumes
shall be performed during the peak highway hour(s) for all roadways
and major intersections in the study area. Levels of service shall
be determined for each location. This analysis will determine the
adequacy of the existing roadway system to serve the current traffic
demand.
[4]
Transportation impact. Estimation of vehicular
trips to result from the proposal shall be completed for the average
daily peak highway hour(s) and peak development-generated hour(s).
Vehicular trip generation rates to be used for this calculation shall
be obtained from Trip Generation Rates Tables found in the latest
edition of the Institute of Transportation Engineers Trip Generation
Manual. These development-generated traffic volumes shall be provided
for the inbound and outbound traffic movements as estimated, and the
reference source(s) and methodology followed shall be documented.
All turning movements shall be calculated. These generated volumes
shall be distributed to the study area and assigned to the existing
roadways and intersections throughout the study area. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to individual access
points. Pedestrian volumes shall also be calculated, if applicable.
If school crossings are to be used, pedestrian volumes shall be assigned
to each crossing. Any characteristics of the site that will cause
particular trip generation problems shall be noted.
[5]
Conclusions and recommended improvements. Levels
of service for all roadways and intersections shall be listed. All
roadways and/or intersections showing a level of service below "D"
for signalized intersections and below "E" for unsignalized intersections
shall be considered deficient and specific recommendations for the
elimination of these problems shall be listed. This listing of recommended
improvements shall include, but not be limited to, the following elements:
internal circulation design, site access and curb-cut location and
design, external roadway and intersection design and improvements,
traffic signal installation and operation, including signal timing
and transit design improvements. All physical roadway improvements
shall be shown on the preliminary plan. Existing and/or future public
transportation service shall also be addressed. A listing of all actions
to be undertaken to increase present public transportation usage and
improve service, if applicable, shall be included. The listing of
recommended improvements for both roadways and transit shall include,
for each improvement, the party responsible for the improvement, the
cost and funding of the improvement and the completion date for the
improvement. Unless otherwise prohibited or in conflict with another
section of this chapter or other regulatory enactments, developments
which are proposed to be constructed in phases shall be designed so
as to provide more than one point of access to and from the particular
phase of the development being constructed, unless based upon documentation
submitted by the applicant the Township Supervisors determine that
a waiver to this requirement shall be granted. All traffic impact
studies shall be submitted to the Commonwealth of Pennsylvania for
comment and any comment received made part of the report to Greene
Township even if the proposed development giving rise to the need
for the traffic impact study only exits onto Township roads.
[Amended 4-27-1999 by Ord. No. 99-1; 6-26-2007 by Ord. No. 2007-7]
(c)
Modified study. Whenever a study is required
solely because of the findings of the Planning Commission or the Board
of Supervisors as provided in § 85-18I(2)(d) above, or if
the Board of Supervisors shall conclude that certain of the required
information, analyses or conclusions are unnecessary for an identification
of the traffic problems or finding solutions therefor, the Board of
Supervisors shall delineate the scope and contents of the study so
as to include only those matters it deems appropriate to aid in the
identification and solution of the problems envisaged.
J.
Multiple use business and industrial developments:
When an initial submission or a series of submissions of a land development
plan(s) or a subdivision plan(s) which proposes a multiple use business
and industrial development on a tract of land which is zoned Heavy
Industrial or Light Industrial and either the initial submission or
the cumulative submissions encompass five or more acres then the applicant
shall submit with the land development or subdivision plan, which
results in the cumulative total of the five or more acres, the following
information for the remaining lands of the tract:
(1)
The property lines of the tract and of all lots previously
subdivided or for which a land development plan has been approved
by the Township.
(2)
Generalized lot layout with intended consideration
for lot use, provisions for sewer, water, roadway and stormwater management
for all subsequent phases of development of the tract.
(3)
Analyzed location of major topographic features such
as swales, water sources, rock outcroppings and related characteristics.
(4)
The exact size and location on the tract of all existing
buildings and structures.
(5)
The exact size and location of structures and buildings
proposed to be erected, moved, repaired or altered.
(6)
The proposed parking facilities including the size,
arrangement and number of parking stalls and placement of lighting
standards.
(7)
Identification of the use of all lots previously subdivided
or for which a land development plan has been approved by the Township.
(8)
The plan for the tract shall be submitted at a scale
not smaller than one inch equals 200 feet.
K.
Provision for park and recreational facilities. Every
subdivider or developer who files with the Township a plan for a subdivision
or land development for residential development within the Township
shall either provide and offer for dedication to Greene Township land
suitable for development as a recreational area to serve the needs
of future residents of the subdivision or land development or, in
the alternative, upon agreement with Greene Township, pay a fee in
lieu of dedicating a park or recreational area.
[Added 12-14-2004 by Ord. No. 2004-9]
(1)
Criteria for recreation areas. Proposed recreation
areas shall:
(a)
Be easily and safely accessible, have good ingress
and egress and have direct access to a public roadway.
(b)
Be contiguous and regular in shape.
(c)
Have suitable topography and soil conditions
for use and development as a park or recreation area.
(d)
A minimum of 75% of the required area shall
have a maximum slope of 3%.
(e)
No more than 25% of the required area may be
within floodplain or wetland areas, unless otherwise agreed to by
the Township.
(f)
Be served by all essential utilities, including
but not limited to public water, sewer and electric.
(g)
When a tract is less than two acres, it shall
be located at a suitable place on the periphery of the subdivision
or land development so a more usable tract will result where additional
area may be obtained when adjacent land is developed.
(h)
When a public recreation area exists adjacent
to the tract to be subdivided or developed, the tract to be set aside
for recreation shall be located to adjoin and enlarge the existing
public recreation area.
(i)
Shall not be encumbered by overhead utility
lines or easements of any type that might limit the opportunity for
park and recreation development.
(j)
Shall not be encumbered by hazardous and/or
municipal waste materials.
(k)
Be compatible with the objectives, guidelines
and recommendations as set forth in the Greene Township Park and Recreation
Plan.
(2)
Preliminary subdivision and land development plans
shall depict the location of the land that is proposed to be offered
to the Township for park and recreational purposes. The plan shall
set forth the metes, bounds and acreage(s) of the park and recreational
area to be offered for dedication to the Township.
(3)
Dedication requirements:
(a)
Each dwelling unit in the Township will require
1,120 square feet of recreational area. Therefore, any preliminary
plan that would result in the creation of one or more new dwelling
units shall be required to dedicate a minimum of 1,120 square feet
of park and recreation area per dwelling unit to the Township.
(b)
Minimum dedication. The minimum dedication of
land shall be two acres, except in the event the land to be dedicated
could be added to the adjoining, contiguous land area of an existing
park or recreational facility.
(c)
As an alternative to dedication and upon agreement with the
Board of Supervisors, the subdivider or developer may agree to pay
a fee in lieu of dedication. For each dwelling unit proposed to be
constructed in any residential subdivision or land development, the
subdivider or developer shall pay a fee to be set annually by resolution
of the Board of Supervisors.
[Amended 5-4-2013 by Ord.
No. 2013-2]
(d)
If lands are dedicated to the Township for park and recreational
facilities, an environmental site assessment (including and not limited
to a wetland delineation, a historic archaeological clearance and
a property survey) shall be undertaken.
[Added 7-27-2010 by Ord. No. 2010-7]
(4)
Single lot one-time exemption. The subdivision or development of one single-family residential lot for purposes of constructing one dwelling unit from a larger tract shall be exempt from the dedication requirements of this chapter; provided, however, that this exemption shall be available for one time only and further subdivisions or land developments from the same parent tract shall not be exempted. The final recorded plan for a subdivision or land development that has been granted a single-family one-time exemption shall contain a note clearly indicating that the one-time exemption under Article VII, § 85-18K(4), has been granted for the property and that all future subdivisions and land developments of the parent tract shall not be eligible for the one-time exemption and shall be required to comply with the dedication requirements of Article VII, § 85-18K(4), regardless of any change in ownership of the parent tract or any portion thereof.
(5)
If a subdivision or development is presented without
a specific use indicated, residential use for a single-family dwelling
unit shall be presumed. However, dedication of land or payment of
a fee in lieu of dedication will be at the time of application for
a land use permit. A note indicating application of this provision
shall be placed on any such finally approved plan.
[Added 6-26-2007 by Ord. No. 2007-7[3]]
[3]
Editor's Note: This ordinance also renumbered
former Subsection K(5) through (8) as Subsection K(6) through (9),
respectively.
(6)
All fees paid hereunder shall be due and payable in
full upon approval of the final subdivision or land development plan
or phase or section thereof and shall be paid prior to the release
of any plan for recoding.
(7)
All fees paid under this chapter shall, upon receipt,
be deposited in an interest-bearing account, identifying the specific
recreation facilities for which the fee is reserved. Interest earned
on such account shall become funds of the account. Upon the request
of any person who paid any fee under this chapter, the Township shall
refund such fee, plus interest accumulated thereon from the date of
payment, if the Township fails to utilize the fee paid for the purposes
set forth in this chapter within three years from the date such fee
was paid.
(8)
The dedication of park and recreation areas or the payment of fee-in-lieu thereof as required by this chapter are in addition to the requirements for common open space regulations under Article IX of the Greene Township Subdivision and Land Development Ordinance and the recreation, open space and play area requirements required under Chapter 105, the Greene Township Zoning Ordinance.
(9)
Upon final subdivision approval, that portion of land
identified to meet the park and recreation dedication requirement
shall be dedicated to the Township for recreational purposes. Title
to land dedicated to the Township shall have a title that is good
and marketable and free of all liens and encumbrances. The subdivider
or developer shall provide a certificate of title that is acceptable
to the Township Solicitor. When the Board of Supervisors deems it
to be in the public interest to accept title to the dedicated land,
such acceptance shall be by means of a signed resolution to which
the property description, lot plan with metes, bounds and acreage,
and a fee-simple title deed with general warranty free of any liens,
encumbrances or easements in and to the dedicated land, shall be attached.
[Added 7-27-2010 by Ord. No. 2010-7]
In addition to the information required pursuant to the provisions of § 85-18 above, the following information shall be submitted with any application for preliminary plan approval:
A.
Total land area.
B.
Total building area and locations.
C.
Number of lots to be created and structures or dwellings to be built.
D.
Tax Map parcel number, deed book and page numbers.
E.
Building setback lines and required yards, lot or tract bearings
and distances.
F.
Applicable zoning requirements compared to applicant's plan, deed
restrictions or covenants affecting this plan and other pertinent
ordinance requirements.
G.
Existing and proposed streets bordering or crossing this tract of
land, including driveways, walks, trails, utilities and parking areas.
H.
Existing natural resources, including soil types, moderate and steep
slopes, watercourses, floodplains, wetlands, karst geology, including
any land subsidence features, agricultural security areas and conservation
easements, and highly sensitive areas for ground recharge, wildlife
habitat and critical ecology.
I.
Finished floor elevations for all proposed buildings.
L.
Names and Tax Map parcel numbers of all adjoining property owners
of record.
M.
Date of plan preparation and a list of plan revisions, including
descriptions and dates.
[Added 7-27-2010 by Ord. No. 2010-7]
A.
During the preliminary plan review process, the Township staff may
evaluate the plan as necessary by meeting with the applicant's representatives
and performing site visits upon obtaining property owner permission.
If revisions are made to the preliminary plan filed with the Township,
a fully completed and executed resubmission will occur to avoid the
review of multiple versions of the same plan. The latest version will
be reviewed by the Township staff and taken to the Planning Commission
for its recommendation.
B.
Any request for a waiver or a modification from any provision in
this chapter must be submitted, in writing, with the subdivision and
land development plan application stating the following matters: grounds
and facts of unreasonableness or hardship, sections of the chapter
for reference, and the minimum modification necessary or waiver being
requested. These waivers or modifications shall only be granted if
they are supported by the factual arguments made by the applicant
and are shown in the best interest of the general public in the Township.
A.
At least 14 days prior to the meeting of the Planning
Commission at which initial consideration is desired, the subdivider
or developer shall submit 18 copies of the preliminary plan and accompanying
documentation to the Township.
B.
Copies of the preliminary plan and supporting data
shall immediately be distributed by the Township to the following
agencies when applicable, for review and comment:
(1)
Five copies to Franklin County Planning Commission;
(2)
One copy to the Township Engineer;
(5)
One copy to Pennsylvania Department of Transportation;
(6)
One copy of the sedimentation and erosion control
plan to the Franklin County Conservation District;
(7)
One copy to the Electric Power Company;
[Amended 3-26-2002 by Ord. No. 2002-4]
(8)
Three copies of the official sewage facilities plan
with planning modules with copies of the plans enclosed to the Department
of Environmental Protection; and
(9)
Remaining copies to the Township files.
C.
Within a time period sufficient to allow the Board of Supervisors to make a final decision on an application for subdivision or land development approval within the statutorily mandated time frame established in Subsection D next following, the Planning Commission shall consider the comments of other reviewing agencies (if any) and shall provide its recommendation to the Board of Supervisors to either approve or disapprove the preliminary plan.
[Amended 3-23-2021 by Ord. No. 2021-1]
D.
The Board of Supervisors shall take official action
and render its decision on a preliminary plan and communicate it to
the applicant not later than 90 days following the date of the regular
meeting of the governing body or the planning agency (whichever first
reviews the application) next following the date the application is
filed or after a final order of court remanding an application, provided
that should the next regular meeting occur more than 30 days following
the filing of the application, or the final order of the court, said ninety-day
period shall be measured from the 30th day following the date the
application has been filed.
[Amended 3-23-2021 by Ord. No. 2021-1]
E.
No conditional use or special exception approval shall
be affected by any change in Township ordinances or plans pertaining
to zoning district, density, lot, building, street or utility location
enacted subsequent to the filing of preliminary plans for a subdivision
or land development or plan provided that said approval did not contain
a specific and express provision to the contrary.
