[1]
Editor's Note: See also the flow chart, Procedure for Preliminary Plat for Subdivision or Land Development, included as an attachment to this chapter.
Initially, the owner or owners of land to be subdivided or developed
in accordance with these regulations shall consult with the Planning
Department, the Parks and Recreation Department, appropriate sanitary
authority, and other applicable authority or departments, prior to
the preparation of a preliminary subdivision or land development plat.
A request may also be made for a preapplication conference with the
Planning Commission. Request for such preapplication conference with
the Planning Commission shall be made at least seven days prior to
a regularly scheduled meeting of the Planning Commission. Requirements
for major and minor streets; stormwater management; the relationship
to other developments existing and proposed; public areas and open
space; and the relationship to the overall Comprehensive Plan should
be determined among others, in advance of the preparation of a preliminary
subdivision or land development plat.
Authority for modification of these regulations will be found in § 385-11.
A.
Application. An application for review of a preliminary plat shall
be directed to the Township Planning Department by the subdivider
or developer of any proposed subdivision or land development seven
days prior to the regularly scheduled meeting of the Township Planning
Commission at which the plat is to be filed, on such forms as may
be provided by the Township.
B.
Application fee. When a plan has been filed for review, the Township shall bill the applicant for any fees authorized by § 385-47A of this chapter.
C.
Copies of preliminary plan and supplemental information. Six prints of each drawing submitted as part of the preliminary subdivision of land development plat and all required supplementary data, prepared as required in § 385-22 of this chapter shall be submitted to the Township Planning Department at least seven days prior to the scheduled monthly meeting of the Planning Commission at which time it is presented for filing.
D.
Receipt of plat application. When application for approval of the
plat is received by the Township, the date of receipt shall be stamped
thereon.
E.
Distribution of preliminary subdivision and/or development plats
and supplementary data.
(1)
When an application is received by the Township, and no later than
30 days prior to the next regularly scheduled meeting of the Township
Planning Commission which follows the meeting at which the plat is
filed, copies of the prints and supplementary data shall be forwarded
to the following agencies by the Planning Department for appropriate
review:[1]
|
Agency
|
Copies
| |
|
Washington County Planning Commission
|
2 copies of the plat (by applicant)
| |
|
Township Engineer
|
1 copy of the plat, 3 copies of preliminary designs of any bridges or culverts as required in § 385-22D(1)
| |
|
Pennsylvania Department of Environmental Protection
|
3 copies of planning modules as required in § 385-22D(2)
| |
|
Applicable Sanitary Authority
|
1 copy of plat
| |
|
Other cognizant agencies, such as School Board, if deemed advisable
|
1 copy of plat
|
(2)
One copy of the plat shall be retained for Township review. Following
review by these agencies, additional prints will be required.
F.
Filing of preliminary subdivision and/or land development plat with Township Planning Commission. At each regularly scheduled monthly meeting of the Planning Commission, the Township Planning Department shall present for filing all previously unfiled preliminary subdivision and/or land development plat applications received prior to such meeting. Each such application received shall be recorded in the minutes as having been filed with the Planning Commission for review. Review shall be conducted as outlined in § 385-23E of this chapter.
[Amended 4-26-1993 by Ord. No. 483]
A.
Format.
(1)
All sheet sizes shall be of a standard size or model and shall be
minimum 22 inches vertical outside length or multiples of 11 inches,
and 25 1/2 inches minimum horizontal length or multiples of 8 1/2
inches, unless written permission is granted by the Planning Director.
(2)
Minimum scale shall be one inch equals 50 feet. Drawings showing
less than the total tract at less than the required scale may be submitted
with the written permission of the Planning Director.
(3)
A title block shall be located in the lower right corner of each
sheet. Included in the title block shall be:
(a)
The name of the proposed development or subdivision;
(b)
Graphic scale, written scale;
(c)
Date, including the month, day and year that the original drawing
was completed and the month, day and year that the original drawing
was revised, for each revision, if any (including a notation on the
drawing as to what revisions were made);
(d)
Names and addresses of the owner of record and developer or
subdivider, if different than the owner; and signature and seal of
the surveyor, registered in the Commonwealth of Pennsylvania, responsible
for the plat.
(4)
North point in upper right-hand corner.
(5)
Key map for the purpose of locating the property being subdivided
or developed, showing the relationship to adjoining property and to
all streets, roads, municipal boundaries, and recorded subdivision
plats existing within 1,000 feet of any part of the property. This
key map shall be based on the current Township street and property
map.
B.
Existing conditions.
(1)
Names of all abutting subdivisions, if any, with the plan book and
page numbers recorded; names of owners of adjacent property owners,
with deed book and page number.
(2)
Total tract boundaries of the property being subdivided, showing
bearings and distances, and a statement of total acreage of the property.
(3)
Zoning data, including any changes in the existing zoning to be requested
by the subdivider or developer. (If a zoning district change is being
considered or is pending, which might affect the proposed subdivision
or development, the Township shall so notify the subdivider or developer.)
(4)
All existing sewer lines, waterlines, fire hydrants, gas and oil
wells (with a notation as to whether they are plugged, inactive or
active) utility transmission lines, culverts, bridges, railroads,
watercourses, and other significant man-made or natural features within
the proposed subdivision and within 200 feet from the boundaries of
the subdivision or development and their dimensions.
(5)
All existing buildings or other structures with ties to property
lines and the approximate location of all existing tree masses within
the proposed subdivision or development; basement elevations of all
buildings or other structures which will remain which border a natural
watercourse (whether wet or dry) within the subdivision and within
200 feet from the boundaries of the subdivision or development.
(6)
Location and elevation of the datum to which contour elevations refer;
datum used shall be a known, established bench mark.
(7)
All existing streets, including streets recorded but not constructed
on or abutting the tract, including names, right-of-way width, cartway
width and approximate grades; all existing rights-of-way or easements
on or abutting the tract.
(8)
All existing contours (broken lines) at intervals of five feet for
areas with greater than fifteen-percent slope and of two feet for
areas with less than fifteen-percent slope.
C.
Proposed subdivision or land development. The full plat in accordance with §§ 385-32 to 385-40 of this chapter, including:
(1)
Location and width of all streets and rights-of-way, with a statement
of any conditions governing their use; suggested street names; and
their grades.
(2)
Utility easement location tied to the property lines.
(3)
Proposed building setback lines along each street, or within each
parcel.
(4)
Lot or parcel lines with approximate dimensions; lot or parcel numbers
(Parcels representing phasing of development shall be lettered "A,"
"B," etc.) and a statement of the total number of lots and parcels,
and house numbers, as assigned by the Township.
(5)
A statement of the intended use and dedication of all nonresidential
lots and parcels, including open space parcels.
(6)
Method of sanitary sewage disposal, including location of all lines
and any proposed connections with existing facilities, as submitted
to the Sanitary Authority; or location of soil percolation test holes
as may be required by § 385-22E..
(7)
Method of providing stormwater management including type and location of all control facilities, as required by Chapter 371, Stormwater Management, of the Code of Peters Township.
(8)
Parks, playgrounds and other areas dedicated or reserved for public
use, with any conditions governing such use, and their acreage.
(9)
All proposed contours (solid lines) at intervals of five feet, for
areas with greater than 15% slope and of two feet for areas with less
than 15% slope.
(10)
An erosion and sedimentation control plan.
D.
Supplementary data. The preliminary plat shall be accompanied by
the following supplementary data as applicable:
(1)
Preliminary designs (three copies) of any bridges or culverts which
may be required. Such designs shall meet all applicable requirements
of the Pennsylvania Department of Environmental Protection and/or
the Pennsylvania Department of Transportation.
(3)
A schedule for the installation of improvements beyond a five-year period in accordance with § 385-9 of this chapter.
(4)
For subdivisions with septic systems:
(5)
Geotechnical or soils engineering report.
[Added 9-12-2016 by Ord.
No. 803]
(a)
A written report prepared and signed by a professional engineer
specializing in geotechnical or soils engineering which includes at
a minimum:
[1]
A description and review of existing surface and subsurface
geology on the site including any areas previously undermined or landslide-prone
and their potential impact on proposed development activities.
[2]
Test boring logs and test boring location map.
[3]
A slope stability analysis for all slopes greater than 3H:1V
and greater than eight feet in height.
[4]
Geotechnical engineering recommendations for grades required
for stable cut and fill embankments, surface and subsurface drainage
requirements, subgrade preparations, keyway and benching requirements,
suitable fill material, compaction and moisture requirements, retaining
structures (if necessary) and any other limitations or constraints
to the proposed slope construction.
(b)
The developer will be required to engage the services of a registered
professional engineer specializing in geotechnical or soils engineering
during earthwork construction to monitor the earthwork and ensure
that the recommendations of the report are carried out. All inspection
reports must be submitted to the Township periodically throughout
construction.
(6)
Copies of all environmental reports, as applicable, regarding wetland
delineations, floodplain limits, watercourse determinations, and status
and location of any active or abandoned gas wells on the subject property.
These reports must be prepared by qualified professionals in accordance
with standard and accepted protocols of the PADEP or other outside
agencies having jurisdiction.
[Added 9-12-2016 by Ord.
No. 803]
E.
Soil percolation test requirements.
(1)
Soil percolation tests shall be performed for all subdivisions or
developments wherein building at the time of construction will not
be connected to a municipal or community sewage disposal system.
(2)
Soil percolation tests shall be made in accordance with the procedure
required by the Pennsylvania Department of Environmental Protection
by a registered professional engineer or approved Sewage Enforcement
Officer (SEO).
(3)
The SEO shall enter the results of the tests, and all other information
on a site investigation and percolation test report and shall analyze
the test results prior to signing the required planning module components
for the submission to the Township.
(4)
The owner shall submit the required planning modules, with all required
reports attached, to the Township for transmission to the Department
of Environmental Protection.
(5)
If the analysis of the soil percolation test results reveals the
soil is unsuitable for the intended use, final plat approval shall
be withheld by the Planning Commission.
(6)
The final plat shall not be released for recording until the DEP
has approved the Planning Modules.
(7)
Building permits will not be issued by the Township until the on-lot
disposal system has been approved by the SEO and the required on-lot
disposal permit issued.
[Amended 4-27-1992 by Ord. No. 466]
A.
By Washington County Planning Commission. Two copies of the preliminary
subdivision or land development plat shall be transmitted to the County
Planning Commission by the applicant for review and report. No application
shall be approved until the county report is received or until the
expiration of 30 days from the date the application was forwarded
to the county.
B.
By applicable Sanitary Authority. The applicable Sanitary Authority
shall review the preliminary plat to determine its conformance to
applicable sanitary sewage disposal standards. Such review shall be
transmitted to the Planning Department no later than 30 days from
the date the application was forwarded to the Authority.
C.
By Township Engineer. The Township Engineer shall review the preliminary
plat to determine its conformance to this chapter and accepted engineering
practice. His written report shall be transmitted to the Planning
Department no later than 30 days from the date the application was
forwarded to the Township Engineer.
D.
By other cognizant agencies. Other cognizant agencies should be requested
to comment on preliminary plats when deemed in the public interest.
Such requests should be made so as to provide the comments from such
agencies prior to the Planning Commission's next regularly scheduled
meeting.
E.
By Township Planning Commission.
(1)
The Township Planning Commission shall review the preliminary plat
in a public meeting to determine conformance to the standards contained
herein, advisable in the public interest, or as may be required by
the Comprehensive Plan and any regulations or maps adopted in furtherance
thereof.
(2)
The Township Planning Commission shall review all comments received
regarding the preliminary plat. After such review, a decision shall
be reached regarding said preliminary plat.
A.
By Planning Commission or Council.
[Amended 9-12-2016 by Ord. No. 803]
(1)
Before acting on any preliminary subdivision and/or land development
plat, the Planning Commission or Council may hold a public hearing
thereon after public notice.
(2)
Preliminary subdivisions or land developments occurring within the
Conservation Residential or Mixed Residential Overlay Districts shall
be submitted to Planning Commission for a recommendation to Council
for preliminary plan or land development plan approval. Said preliminary
plat may be approved, disapproved or conditional approval may be given
by the Planning Commission or Council subject to changes requested
by Planning Commission or Council. In such case, the final subdivision
or land development plat shall be prepared to include said changes.
(3)
Within 15 days after the meeting at which action is taken on the
preliminary plat by the Township Planning Commission or Council, the
Planning Director or Township Manager shall notify the applicant in
writing of any action taken, including any recommendations for conditions
and the reason therefor, citing the provisions of this chapter relied
upon. If conditions are placed on approval of the preliminary plat,
the applicant shall respond in writing, accepting or rejecting such
conditions. Approval of the plat shall be rescinded automatically
upon the applicant's failure to accept or reject such conditions
within 30 days of the Planning Commission's or Council's
action. If review by the Township Planning Commission or Council is
unfavorable because the requirements of this chapter have not been
met, such decision and the reasons therefor shall also be given, in
written form, citing the provisions of this chapter relied upon, to
the applicant.
(4)
The Planning Commission (or the Council, if the plat is submitted
to the Council) shall render its decision and communicate it to the
applicant not later than 90 days following the date of the regular
meeting of the Planning Commission (or the Council), whichever first
reviews the application, next following that date the application
is filed, provided that should the next regular meeting occur more
than 30 days following the filing of the application, said ninety-day
period shall be measured from the 30th day following the day the application
has been filed.
(5)
The decision of the Planning Commission (or the Council, if the plat
is submitted to the Council) shall be in writing and shall be communicated
to the applicant not later than 15 days following the decision.
(6)
Failure of the Planning Commission (or the Council) to render a decision
and communicate it to the applicant within the prescribed time and
in the prescribed manner shall be deemed as approval of the application
in terms as presented, unless the applicant has agreed, in writing,
to an extension of time or change in the prescribed manner of presentation
of communication of the decision, in which case, failure to meet the
extended time or change in manner of presentation of communication
shall have like effect.
B.
Effect of approval. Approval of the preliminary subdivision or land development plat shall not constitute final acceptance of the subdivision or land development or plats thereof. The procedures outlined in §§ 385-25 to 385-31 of this chapter must be complied with, as well as the requirements of § 385-9 of this chapter.
