The purpose of the final plan is to require
formal approval by the Board of Supervisors before plans for all major
subdivisions and land developments are recorded.
A.
B.
Submission deadline.
(1)
An applicant shall file a final plan submission within
five years from the date of the approval of the preliminary plan by
the Board of Supervisors, unless an extension in writing has been
granted by the Board of Supervisors.
(2)
Failure to comply with this requirement shall render
the preliminary plan submission null and void, and a new preliminary
plan submission must be filed.
C.
Required submission.
(1)
The applicant shall file with the Township Administrator
by the 15th day of the month prior to the
regularly scheduled Planning Commission meeting at which the plans
will be received, the following items:
(a)
The required fees and escrows;
(c)
At least eight print copies of the final plan,
with original owner’s signature and notarized on all print copies;
[Amended 2-19-2004 by Ord. No. 2004-3]
(d)
At least two sets of supportive documents; and
[Amended 2-19-2004 by Ord. No. 2004-3]
(e)
Seven ledger size copies of the layout sheet.
(2)
The applicant is required to forward plans to the
following agencies and obtain their comments prior to final plan approval:
(3)
The filing of the final plan shall conform with the
approved preliminary plan and any changes recommended during the preliminary
plan review.
(4)
Request the appropriate application form from the Township Office.
[Amended 4-26-2018 by Ord. No. 2018-06]
(5)
Request the checklist from the Township Office.
[Amended 4-26-2018 by Ord. No. 2018-06]
D.
Initial actions by the Administrator.
(1)
The Administrator shall review the submission items
filed against a checklist for completeness and shall report such review
to the Commission at its next regularly scheduled meeting.
(2)
The Administrator shall forward copies of the final
plan and supportive documents to the following agencies and persons
for review, prior to the next regularly scheduled meeting of the Township
Planning Commission:
[Amended 2-19-2004 by Ord. No. 2004-3]
|
Agency or Person to Receive Copies
|
Copies of Final Plan
|
Copies of Supportive Documents
| |
|---|---|---|---|
|
Township Engineer
|
1
|
1
| |
|
Municipal Authority
|
1
|
1
| |
|
Sewage Enforcement Officer
|
1
|
-
|
E.
Determination of completeness.
(1)
The Commission shall review the final plan submission
at its first regularly scheduled meeting after the submission is properly
filed with the Administrator to determine if the submission is complete.
[Amended 2-19-2004 by Ord. No. 2004-3]
(2)
If the Commission determines that the final plan submission,
as filed, departs substantially from the approved preliminary plan,
the Commission may classify the same as a revised preliminary plan
(for which a new filing fee shall be required) and process the application
as such.
(3)
If the Commission determines that the submission is incomplete, as filed, the Commission shall not accept the submission, indicating the deficiencies, and shall return the fee and the materials listed in Subsection D(4) to the applicant.
(4)
If the Commission determines that the submission is
complete, as filed, except for such additional number of plans and
sets of supportive documents that it may require:
(a)
The Commission may accept the submission as
being filed for review on the condition that the applicant shall file
such additional number of plans and sets of supportive documents to
the Administrator or appropriate agency or person within five days
from the date of such acceptance.
(b)
If so accepted, the Commission shall indicate
in its records that the final plan has been so conditionally accepted
as being filed for review.
(5)
If the Commission determines that the submission is
complete, as filed, it shall accept the submission as being filed
for review, and indicate in its records that the submission has been
so accepted.
F.
Review by Township Engineer.
(1)
Within 30 days from the date the Commission accepts
the plan for review (unless granted an extension by the Commission)
the Township Engineer shall review the engineering considerations
in the plan and prepare an initial report on such considerations to
the Commission.
(2)
The Township Engineer may make additional reports
and recommendations to the Commission and the Supervisors during review
of the plan.
G.
Review by Commission. Within 60 days from the date
the Commission accepts the plan for review (unless the applicant grants
a written extension of time for the entire Township review of such
submission) the Commission shall:
(2)
Determine whether the final plan submission meets
the objectives and requirements of this chapter, other ordinances,
and statutes;
(3)
Review the final plan submission with the applicant,
his agent, or representative and recommend any needed revisions so
that the submission will conform to this chapter, other ordinances,
and statutes; and
(4)
Recommended approval, conditional approval, or disapproval
of the final plan submission in a written report to the Board of Supervisors,
specifying any recommended conditions for approval, identifying any
defects found by the application, describing any requirements which
have not been met, citing the provisions of any ordinance or statute
relied upon.
H.
Review by Board of Supervisors. The Board of Supervisors
shall:
(1)
Review the report of the Commission;
(2)
Review the report of all other reviewing agencies
received within 45 days from the date the submission was forwarded
to such agencies (the Supervisors may review the reports of such agencies
received after the forty-five-day period);
(3)
Determine whether the final plan submission meets
the objectives and requirements of this chapter, other ordinances,
and statutes; and
(4)
Approve or reject the final plan submission within
the time required by Pennsylvania Act 247 (as amended).
|
[Currently, Act 247 (as amended)
would require the Board of Supervisors to act not later than 90 days
following the date of the first regular meeting of the Commission
held after it has accepted the submission as being filed for review;
but in no case shall the Supervisors’ decision be made later
than 120 days following the date the submission was accepted as being
filed for review, unless the applicant grants a written extension
of time.]
|
(5)
If the Board of Supervisors approves the final plan
subject to conditions, the applicant shall, at the time the Board
of Supervisors approve the final plan subject to conditions, either
accept or reject said conditions, in writing. Failure of the applicant
to provide the written acceptance or rejection of conditions at the
time of the Board of Supervisors’ approval, will result in automatic
recession of the Board of Supervisors’ approval. If the Board
of Supervisors approve the final plan, and the applicant provides
the aforementioned acceptance of conditions, the Township Secretary
will so certify thereon. At least one certified copy is to be retained
in the Township file for certification referral, and under no circumstances
shall be altered, revised or defaced.
I.
Decision by Board of Supervisors.
(1)
The decision of the Board of Supervisors shall be
in writing and shall be communicated to the applicant personally or
mailed to him at his last known address not later than 15 days following
the decision.
(2)
Dedication.
(a)
The approval of the final plan by the Board
of Supervisors shall not constitute an acceptance of the dedication
of any street or other proposed public way, space, or area shown on
the final plan.
(b)
Any such acceptance of dedication shall be specifically
stated along with the signatures required for approval.
(c)
If the Board of Supervisors elects to accept
lands offered for dedication, the submission shall be accompanied
by duly executed instruments of conveyance to the Township. Such instruments
shall state that the title thereof is free and unencumbered.
(3)
When the final plan submission is disapproved, the
decision shall specify the defects found in the submission, shall
describe the requirements which have not been met, and shall cite
the provisions of the statute or ordinance relied upon in each case.
(4)
Failure of the Board of Supervisors to render a decision
and communicate it to the applicant within the time and in the manner
required by Act 247 (as amended) shall be deemed an approval of the
plan as presented, unless the applicant has agreed in writing to an
extension of time or change in the prescribed manner of communication
of the decision.
A.
B.
Drafting standards required for all plans.
(1)
Plans shall be prepared on a standard sheet of 12
inches by 18 inches, 18 inches by 24 inches, 24 inches by 36 inches
or 36 inches by 48 inches, except when the Commission approves of
other size plans.
(2)
All information shall be legibly and accurately presented.
(4)
All dimensions shall be set in feet and decimal parts
thereof, and all bearings shall be set in degrees, minutes and seconds.
(5)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets. If match lines are employed, a legend
showing sheet relationship shall be provided.
(6)
Plans shall be so prepared and shall bear an adequate
legend to indicate clearly which features are existing and which are
proposed.
(7)
Where any revision is made, or when the plan is a
revision of a previously approved plan, dotted lines shall be used
to show features or locations to be abandoned and solid lines to show
the currently proposed features. Notations of revisions shall be dated.
(8)
The boundary line of the site shall be shown as a
solid heavy line.
C.
General information required on all plans.
(1)
Titled: “Final Plan.”
(2)
Sheet title (e.g., “Layout Plan”).
(3)
Name and location of subdivision or land development.
(4)
Graphic and written scales.
(5)
Date of plan and all subsequent revision dates.
(6)
Name, address, signature, and seal to engineer’s statement (see Appendix C[1]) of the licensed engineer, surveyor, architect, or landscape
architect responsible for the preparation of the plan.
[1]
Editor’s Note: Appendix C is included at the end of this chapter.
D.
Information required on all layout plans, grading
and storm drainage plans, and utility plans.
(3)
Location of existing man-made features on the site
and within 100 feet from the site being subdivided or developed:
(a)
Streets and rights-of-way, including name and
right-of-way widths, on the site and on immediately adjacent tracts.
(b)
Existing lot layout on the site and on immediately
adjacent tracts.
(c)
Historic sites or structures, including name
and description.
(d)
Sewer lines, storm drains and culverts.
(e)
Bridges.
(f)
Utility easements, restrictive covenants, and
easements for purposes which might affect development.
(4)
Proposed features.
(a)
Layout of streets with center lines, cartways
and rights-of-way, and proposed names.
(b)
Layout of lots, with identification number.
(c)
Building setback lines from all lot lines.
(d)
In nonresidential developments and planned residential
developments, the arrangement and use of buildings and parking areas,
with all necessary dimensions and number of parking spaces (elevations
and perspective sketches of proposed buildings are encouraged).
(e)
Rights-of-way, restrictive covenants, and easements
for all drainage, utilities, or other purposes which might affect
development.
(f)
Sidewalks and pedestrian paths.
(g)
Open space areas.
(h)
Recreation facilities.
(i)
Proposed monuments with reference to proposed
improvements.
(j)
The following items shall be shown on the plan
using the symbols shown:
 |
(5)
Protective covenants providing for:
(a)
Building setbacks.
(c)
Utility, drainage and slope easements.
(d)
“Well and sewage disposal systems shall
be constructed in accordance with recommended standards of the Pennsylvania
Department of Environmental Protection” (if appropriate).
(e)
“Individual owners of lots must apply
to the Township for a sewage permit prior to undertaking the construction
of an on-lot sewage disposal system” (if appropriate).
(f)
“The Planning Commission and Board of
Supervisors have not passed upon the feasibility of any individual
lot or location within a lot being able to sustain any type of well
or sewage disposal system” (if appropriate).
E.
Plot plan and layout plan additional required information.
(2)
Owner’s statement of acknowledgement (see Appendix C[2]).
(a)
The owner shall acknowledge the statement contained in Appendix C before an officer authorized to take acknowledgements.
(b)
The seal of a notary public or other qualified
officer acknowledging the owner’s statement of acknowledgement
shall be impressed to the plan.
[2]
Editor’s Note: Appendix C is included at the end of this chapter.
(3)
Approval/review signature blocks for (see Appendix C):
(4)
Location map at a scale of one inch equals 2,000 feet
showing the relation of the site to adjoining properties, streets,
zoning district boundaries, and municipal boundaries within 1,000
feet.
(5)
Project summary list. The following information shall
be listed on the plan:
(a)
Total acreage of site.
(b)
Applicable zoning district(s).
(c)
Total number of lots in this development.
(d)
Density of dwelling units per acre.
(e)
Required lot size.
(f)
Proposed lot size, maximum, minimum, and average.
(g)
Open space required.
(h)
Open space proposed.
(i)
Type of water systems.
(j)
Type of sanitary disposal systems.
(k)
Lineal feet of new road.
(l)
Deed source: volume and page.
(m)
Tax map: block and lot.
(n)
Required building setbacks.
(6)
Proposed features (where all dimensions shall be to
the nearest 1/100 of a foot with a closure of 1:5,000, and areas of
lots expressed in both square feet and acres).
(a)
Layout of lots, with identification number.
(b)
Streets.
[1]
Proposed names.
[2]
Cartway and right-of-way width.
[3]
Center line with bearings, distances, curve
data.
[4]
Right-of-way and curblines with radii at intersections.
[5]
Beginning and end of proposed construction.
[6]
Tie-ins by courses and distances to intersection
of all public roads, with their names and widths of cartway and right-of-way.
(c)
Building setback lines.
(d)
Rights-of-way, restrictive covenants, and easements
for all drainage, utilities, or other purposes which might affect
development.
(7)
Required plan notices. When applicable, notices regarding the following items shall be placed on the plan using the wording contained in Appendix C[3]:
(a)
Maintenance of drainage easements.
(b)
Notice of PennDOT permit requirements.
(c)
Notice of on-lot sewage permit requirements.
(d)
Notice for on-lot (well) water supplies.
[3]
Editor’s Note: Appendix C is included at the end of this chapter.
F.
G.
Grading and storm drainage plan.
(1)
(2)
Street center line data and stations corresponding
to the profile.
(3)
Storm drainage
(a)
Location and size of line with stations corresponding
to the profile.
(b)
Location of inlets with invert elevation of
flow line and grade at the top of each inlet.
(c)
Watershed areas for each drainage structure
or swale.
(d)
Property lines and ownership, with details of
easements where required.
(e)
Beginning and end of proposed construction.
(f)
Location of all other drainage facilities and
public utilities in the vicinity of storm drain lines.
(g)
Hydraulic design data for culverts and/or bridge
structures.
(4)
Location and size of proposed drainage swales.
H.
Utility plan.
(1)
If on-lot sanitary sewage disposal systems are being
proposed:
(b)
Proposed location of wells.
(c)
Proposed or typical location of dwelling.
(d)
Proposed location of subsurface disposal field
and alternate field, both of which have been tested, and approved
by the Township.
(e)
Location of percolation test holes and soil
probe pit.
(f)
Permanent and seasonal high water table areas.
(2)
If centralized sanitary sewers are being proposed:
(a)
Location and size of line with stations corresponding
to the profile.
(b)
Location of manholes with invert elevation of
flow line and grade at the top of each manhole.
(c)
Property lines and ownership, with details of
easements where required.
(d)
Beginning and end of proposed construction.
(e)
Location of laterals.
(f)
Location of all other drainage facilities and
public utilities in the vicinity of sanitary sewer lines.
(4)
Street lighting.
I.
Erosion and sedimentation plan (if required by the
Commission):
K.
Sanitary sewer and storm drain profiles.
(1)
Profile of existing ground surface with elevations
at top of manholes or inlets.
(2)
Profile of storm drain or sewer showing type and size
of pipe, grade, cradle, manhole, and inlet locations, and invert elevations
along flow line.
(3)
All line crossings of other utilities.
(4)
Invert elevations along flow line at manholes, inlets,
and at line crossing of other utilities.
A.
Deed restrictions. All private deed restrictions or
covenants already imposed or to be imposed as a condition to sale.
B.
Dedicated improvements. The developer shall provide
a deed of dedication together with an 8 1/2 inch by 11 inch plan of
each such improvements.
C.
Nondedicated streets agreement.
(1)
Agreement for any street not offered for dedication.
(2)
Such agreement shall state who is responsible for
the improvement and maintenance of such streets until dedicated to
the Township.
(3)
If an association of lot owners is made responsible,
such association must be legally organized prior to plan approval.
D.
Open space agreement. A formal contract providing
for the maintenance of open space and the method of management, together
with all offers of dedication and covenants governing the reservation
and maintenance of undedicated open space, bearing the certificate
of approval of the Township Solicitor.
E.
Utilities agreements and permits.
(1)
All signed agreements or contracts with utility companies,
water companies or authorities or sewage companies or authorities
for the provision of services to the subdivision.
(2)
Approval letters from all appropriate federal and
state agencies of any private centralized water supply system or sewage
disposal system.
F.
Storm drainage calculations. All calculations relating
to facilities appearing on the grading and storm drainage plan and
the erosion and sedimentation plan shall be submitted for review by
the Township Engineer. (See Appendix D.[1])
[1]
Editor’s Note: Appendix D is included
at the end of this chapter.
G.
Development statement and schedule. A statement setting
forth in detail the character of the improvements the applicant proposes
to make on the property to be developed and a development schedule
indicating the approximate date when construction can be expected
to begin and be completed.
