The purpose of the final plan review is to obtain
formal approval by the Board of Supervisors for completed plans and
to enter into necessary performance bonds or contracts prior to recording
and commencement of work. The plan shall conform substantially to
the preliminary plan as approved, but, if desired by the developer,
it may constitute only that portion of the approved preliminary plan
which he proposes to record and develop at the time. The Board of
Supervisors may require the developer to submit a total development
plan for all portions of the plan and in such detail as required by
the Board of Supervisors.
The developer shall make application to the Township; such application will include all plans, data and information listed below and in § 178-24:
A.Â
The application shall be made on forms available at
the Township Building and shall be accompanied by a specified fee
and deposit. Such fees shall include the reasonable and necessary
charges for the Township Engineer and other professional consultants
to review the plans, in accordance with a fee schedule set by resolution
of the Board of Supervisors.
B.Â
The applicant shall submit 25 sets of the final plans and data prepared in accordance with § 178-24.
C.Â
Upon submission of a final plan, the Township shall
determine if the application is complete and accept the application
or determine if the application is incomplete and shall not accept
the application.
D.Â
Distribution.
(1)Â
The Township shall distribute copies of the plan,
data and application to:
(a)Â
The Board of Supervisors: five copies.
(b)Â
The Township Planning Commission: five copies.
(c)Â
The Bucks County Planning Commission: one copy.
(d)Â
The Township Engineer: two copies.
(e)Â
The Township Fire Marshal: one copy.
(f)Â
The Township Police Chief: one copy.
(g)Â
The water company proposed to serve the project:
one copy.
(h)Â
The Township Sewer Engineer: one copy.
(i)Â
The Secretary of the School Board: one copy.
(j)Â
The Pennsylvania Department of Transportation:
one copy.
(k)Â
The Bucks County Conservation District: two
copies.
(l)Â
The Township Park and Recreation Board: one
copy.
(m)Â
The Farmland Preservation Corporation: one copy.
(n)Â
The Historical Commission: one copy.
(o)Â
Township files: one copy.
(2)Â
When the Township determines that the submission is
complete, copies of the plan, data and application shall be distributed.
E.Â
The Township, at the expense of the developer, shall provide notice
of the time and place of the first Planning Commission meeting held
to discuss the final plan for the project, including a statement as
to the size and scope of the project, by publishing the same in a
newspaper of general circulation within the Township at least 10 days
prior to the date of the meeting. In the event that the final plan
is still under consideration one year beyond the date of the first
Planning Commission meeting held to discuss the final plan for the
project, notice of the next public meeting must be republished as
outlined above.
[Amended 10-3-2018 by Ord. No. 413]
The final plan shall show or be accompanied
by the following information:
A.Â
General information. All information required of preliminary
plans unless herein modified. All plans must be acknowledged and signed
and sealed in accordance with the requirements of the Pennsylvania
Engineer, Land Surveyor and Geologist Registration Law.[1] If an environmental consultant, architect or landscape
architect collaborated in the preparation of the plan, his/her name
and address shall also appear. If the applicant is a corporation,
a raised corporate seal shall be provided.
[1]
Editor's Note: See 63 P.S. § 148
et seq.
B.Â
Drafting standards. Drafting standards shall be the
same as those required for preliminary plans.
C.Â
Compliance with preliminary plan approval. All final
plans shall address the conditions of preliminary plan approval.
A.Â
Township Engineer review.
(2)Â
The Engineer shall review the engineering considerations
and guarantees of the submissions and prepare a report of adequacy
for the Planning Commission and Supervisors. The Township Engineer
shall thoroughly check the final plans of all subdivisions and land
developments in order to determine the degree of compliance to all
Township ordinances, design standards, engineering considerations
and compliance with the conditions of preliminary plan approval. The
Engineer's review will be directed most specifically to plan content
and completeness of drawings for construction contract purposes. The
full intent of all design standards of the Township must be clearly
defined in final plans. The final plans shall not be recommended for
approval and shall not be signed by the Township Engineer until the
applicant has completed all plan requirements.
B.Â
Planning Commission review. Following receipt of the
complete submission to the Township, the Planning Commission shall:
(1)Â
Receive and review the applicant's submission.
(2)Â
Receive and review the report by the Bucks County
Planning Commission and the reports of all other reviewing agencies
or persons.
(3)Â
Receive and review the report by the Township Engineer.
(4)Â
Listen to applicant's presentation.
(5)Â
Discuss submission with the applicant at a Planning
Commission meeting.
(6)Â
Determine whether the final plans meet the requirements
of this chapter and the Township Zoning Ordinance[1] and comply with all the conditions of preliminary plan
approval. A final plan shall not be recommended for approval until
the applicant has met all the conditions of the action granting approval
of such plan at the preliminary plan stage.
(7)Â
Submit a recommendation regarding plan approval on
the plan for use by the Board of Supervisors, such recommendation
to be contained within the Commission's regular minutes or as a separate
report at the discretion of the Planning Commission.
C.Â
Board of Supervisors review.
(1)Â
Following receipt of the Township Planning Commission's
report and, unless extended by the applicant, within 90 days following
the date of the first regular Planning Commission meeting which follows
the date the complete application is filed, the Board of Supervisors
shall:
(a)Â
Receive and review the applicant's submission,
listen to the applicant's presentation and discuss the project with
the applicant at a public meeting.
(b)Â
Receive and review the reports by the Township
Planning Commission, the Township Engineer, the Bucks County Planning
Commission and other agencies or officials who have submitted a report.
(c)Â
Evaluate the applicant's submission, presentation,
the discussion with the applicant, the Township Engineer's report
and the Planning Commission's report.
(d)Â
Determine whether the final plan meets the objectives
and requirements of this chapter and the Township Zoning Ordinance[2] and comply with all the conditions of preliminary plan
approval. A final plan shall not be recommended for approval until
the applicant has met all the conditions of the action granting approval
of such plan at the preliminary plan stage.
(e)Â
Express its approval of the plan, stating the
conditions of such approval, if any, or its disapproval, stating the
reasons therefor. The Township may approve plans subject to conditions
which require the consent of the applicant, in which event the applicant
shall advise the Board of Supervisors prior to the final vote by the
Board of Supervisors on the plan as to whether he accepts or rejects
said conditions.
(f)Â
Within 15 calendar days following the decision,
the Supervisors shall communicate, in writing, to the applicant the
terms and conditions of final plan approval, if any, or their disapproval,
stating the reasons therefor. Failure of the Supervisors to render
a decision and communicate it to the applicant within the ninety-day
review period shall be deemed an 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 the presentation of
communication of the decision; in which case, failure to meet the
extended time or change in manner of the presentation of communication
shall have like effect. The ninety-day review period for all applications
required by the Township shall begin on the date of the Township Planning
Commission next following the date that a complete application, including
all required plans, documents, application forms, required fees and
studies, is filed, provided that should the next regular meeting occur
more than 30 days following the filing of a complete application,
the ninety-day period shall be measured from the 30th day following
the day that the complete application was filed.
(2)Â
A final plan shall not be signed by the authorized
officers of the Board of Supervisors until the applicant has met all
of the conditions of the action granting approval of such plan.
D.Â
Following approval of a final plan, the applicant
shall submit four completed and executed record plan linen drawings
for signatures by the members of the Board of Supervisors. No linen
plans shall be recorded until a development agreement between the
Township and the applicant has been executed.
E.Â
No changes, erasures, modifications or revisions shall
be made in any final plan after approval has been given by the Board
of Supervisors and endorsed, in writing, on the plan. In the event
that any final plan, when recorded, contains any such changes, the
final plan shall be considered null and void, and the Board of Supervisors
shall institute proceedings to have said plan stricken from the records
of the County Recorder of Deeds.
