This article lists the requirements for final plans for a major subdivision or land development. See the requirements of Article VII for a project that only involves a minor subdivision or only a boundary line adjustment.
A. 
Final plan submission required.
(1) 
A final plan submission for each major subdivision or land development must be filed by the applicant and reviewed in accordance with the provisions of this article.
(2) 
A final plan for a minor subdivision shall be filed by the applicant and reviewed in accordance with the provisions of Article VII.
B. 
Submission deadline.
(1) 
A final plan submission for each major subdivision or land development must be filed by the applicant and reviewed in accordance with the provisions of this article.
(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 to the Administrator at least 21 days prior to a regularly scheduled Planning Commission meeting (and at least 21 days prior to such meeting for any resubmission of any plans):
(a) 
The required fees.
(b) 
The original and 14 copies of the application form (see Appendix A[1]).
[1]
Editor's Note: Appendix A is on file in the Township offices.
(c) 
Nine copies of the final plan checklist (see Appendix B[2]).
[2]
Editor's Note: Appendix B is on file in the Township offices.
(d) 
At least 14[3] print copies of each of the final plan sheets.
[3]
Note: The Planning Commission or Plan Administrator may require an applicant to file additional copies.
(e) 
At least four[4] sets of supportive documents.
[4]
Note: The Planning Commission or Plan Administrator may require an applicant to file additional copies.
(f) 
Submit a copy of the JPC's completed application and the JPC's required review fees.
(2) 
The Administrator shall forward plans to the following agencies and to seek their comments prior to final plan approval (where applicable):
(a) 
Municipal Authority or sewage enforcement officer (if applicable),
(b) 
Township Engineer,
(c) 
Township Fire Chief and Police Chief (if deemed appropriate by the Township Administrator), and
(d) 
Township Codes Enforcement staff.
(3) 
Applicant's distribution. It is the applicant's responsibility to:
(a) 
Make agreements with the appropriate utility companies,
(b) 
Provide information to PennDOT that is required for any access to a state road,
(c) 
Provide information to DEP or other agencies for any permits that might be required,
(d) 
Submit a copy of the soil erosion and sedimentation plan to the County Conservation District, and pay its required review fees, and
(e) 
Provide a copy of the preliminary plans, a completed JPC application and the JPC's required review fees to the JPC within three days of the submission to the Township.
(4) 
The filing of the final plan shall conform with the approved preliminary plan and any changes recommended by the Township during the preliminary plan review.
(5) 
Required information; presentation of sheets.
(a) 
Each final plan filed shall provide the information required by § 230-34.
(b) 
All sheets should be rolled or folded to approximately nine inches by 12 inches size so that the title of the sheet faces out.
(6) 
Each set of supportive documents shall provide the information required by § 230-35.
D. 
Initial actions by the Administrator.
(1) 
Completeness. The Administrator shall review the submission items filed against a checklist for completeness and shall reject any submission and seek to return the submission and filing fees of an application that the Administrator determines is significantly incomplete. Any such determination shall occur within 15 days of filing by an applicant. The Administrator may request an advisory opinion by the Township Engineer on whether a submittal is significantly incomplete. If a submittal is rejected, no further action is required by the Township and no deemed approval shall occur.
(2) 
If the submittal is accepted, the Administrator shall forward a copy of the final plan and supportive documents to the Township Engineer for review, prior to the next regularly scheduled meeting of the Township Planning Commission.
(3) 
The Administrator shall retain in the Township's files one copy of all materials submitted by the applicant, including the application form and the final plan checklist.
(4) 
The Administrator shall forward to the Commission at or before the next regularly scheduled meeting of the Commission the following:
(a) 
Seven copies of the application form,
(b) 
Seven copies of the final plan checklist,
(c) 
Seven copies of the final plan, and
(d) 
The remaining sets of supportive documents.
E. 
Initial action by the Commission.
(1) 
The Commission may begin review of a final plan submission at its first regularly scheduled meeting after the submission is properly filed within the required time period to the Administrator.
(2) 
If the Commission determines that a final plan submission, as filed, departs substantially from the approved preliminary plan, the Commission may classify the new submission as a revised preliminary plan (for which a new filing fee is required) and the application shall be processed as such.
F. 
Review by Township Engineer.
(1) 
The Township Engineer shall review the engineering considerations of all duly submitted final plans 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 Commissioners during the review process. Matters that should be dealt with directly by the Planning Commission and/or the Board of Commissioners should be listed separately from technical engineering considerations. These nontechnical concerns should be made available to the Planning Commission at least seven days prior to each meeting.
(3) 
The applicant and/or his engineer shall make reasonable efforts to resolve technical engineering considerations outside of and prior to Planning Commission meetings. The Township Engineer may require the applicant or his engineer to meet with him for this purpose.
(4) 
A copy of findings of the Township Engineer should be sent or handed in person to the applicant or his engineer or agent.
G. 
Review by Commission. The Planning Commission shall accomplish the following within the time limitations of Act 247[5] (unless the applicant grants a written time extension), while allowing a sufficient number of days within this deadline for a decision by the Board of Commissioners.
(1) 
Review all applicable reports received from any official reviewing agencies;
(2) 
Determine whether the final plan submission meets the requirements of this chapter and other applicable ordinances;
(3) 
Review the final plan submission with the applicant, his agent, or representative (if present) and recommend any needed visions so that the submission will conform to this chapter, this chapter and statutes;
(4) 
Recommend approval, conditional approval, or disapproval of the final plan submission in a written report to the Board of Commissioners, specifying any recommended conditions for approval, identifying defects found in the application, describing requirements which have not been met and citing the provisions of the ordinance relied upon.
(5) 
The Planning Commission's report should be mailed to the last known address of or reported in person to the applicant or his agent.
[5]
Editor's Note: See 53 P.S. § 10101 et seq.
H. 
Review by Board of Commissioners. The Board of Commissioners shall:
(1) 
Review the report of the Commission;
(2) 
Review the reports of official reviewing agencies that have been received, including the Township Engineer and Township staff;
(3) 
Determine whether the final plan submission meets the objectives and requirements of this chapter, other ordinances and statutes; and
(4) 
Approve, conditionally approve or reject the final plan submission within the time required by the Municipalities Planning Code.[6] (This law requires the Board of Commissioners 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 Commissioners' 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.)
[6]
Editor's Note: See 53 P.S. § 10101 et seq.
(5) 
JPC review. No subdivision or land development shall be granted final approval until a report is received from the Joint Planning Commission or until the expiration of 30 days from the date the application was forwarded to the JPC.
I. 
Decision by Board of Commissioners.
(1) 
Notice to applicant. The decision of the Board of Commissioners 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) 
Dedications.
(a) 
The approval of the final plan by the Board of Commissioners shall not by itself constitute an acceptance of the dedication of any street or other proposed public way, space, or area, unless the acceptance is specified at such time.
(b) 
Any such acceptance of dedication shall be specifically stated along with the signatures required for approval.
(c) 
If the Board of Commissioners 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) 
Disapproval. When a final plan submission is disapproved, the decision shall specify defects found in the submission, shall describe requirements which have not been met, and shall cite the provisions of the statute or ordinance relied upon in each case.
(4) 
Conditions. The Board of Commissioners may attach reasonable conditions to an approval to ensure the carrying out of the Comprehensive Plan, this chapter, other Township ordinances and state laws and regulations.
J. 
Development in stages.
(1) 
If requested by the applicant, the Board of Commissioners may permit the undertaking of the required improvements and the preparation of the final plan to be completed in a series of sections or stages, each covering a portion of the proposed subdivision as shown on the preliminary plan.
(2) 
If the final plan is to be filed in sections or stages, each section or stage shall relate logically to provide continuity of access, extension of utilities, and availability of amenities.
(3) 
Both the boundaries and configuration of stages or sections of a development shall be subject to the approval of the Board of Commissioners.
[Amended 3-6-1995 by Ord. No. 1-95]
A. 
All final plan submittals shall include all of the information that was required at the time of preliminary plan submittal (see § 230-30) and the additional information listed below in this section. If specific technical supporting documents, such as stormwater calculations, are identical to those submitted at the preliminary stage, the Township Engineer may waive the requirement to submit additional copies of those items.
B. 
Additional final plan requirements.
(1) 
A property survey shall have been performed of the boundary of the entire tract, and evidence of such survey shall be presented.
(2) 
Easements shall be placed on the land providing for:
(a) 
Clear sight triangle easements (see §§ 230-57H and 230-65D).
(b) 
All needed utility, drainage maintenance, pedestrian, open space or other easements, as needed.
(3) 
Required plan notations. The following wording shall be required to be placed on any final subdivision or land development plan, as applicable:
(a) 
"If access will be provided onto a state highway, access to a state highway shall only be provided in compliance with a PennDOT highway occupancy permit."
(b) 
"Well and sewage disposal systems shall be constructed in accordance with standards of the Pennsylvania Department of Environmental Protection."
(c) 
"Individual owners of lots must receive approval from the Township sewage enforcement officer for a sewage permit prior to undertaking the construction of an on-lot sewage disposal system or building that will need to be served by such a system."
(d) 
"The Planning Commission and Board of Commissioners 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."
(4) 
Streetlighting (if required).
(a) 
Types of poles.
(b) 
Spacing of poles and intensity of lamps.
(c) 
Proposed method to pay for electricity and maintenance.
(5) 
Proposed monument locations and types.
(6) 
Water main sanitary sewer and storm drain plan and profiles.
(a) 
Plan and profile of proposed ground surface with elevations at top of manholes or inlets.
(b) 
Plan and profile of water main, storm sewer or sanitary sewer lines, showing type and size of pipe, grade, cradle, manhole, and inlet locations and invert elevations along flow line, with stationing.
(c) 
All line crossings of other utilities.
(d) 
Invert elevations along flow line at manholes, inlets and at line crossing of other utilities.
(7) 
Construction details (following any applicable Township standards).
(a) 
Typical cross section and specifications for street construction as required by § 230-57 and the Township street and improvement specifications.
(b) 
Drainage swale cross section and construction materials.
(c) 
Pipe bedding details.
(d) 
Storm drainage structures, including any detention including basin outfall structure and spillway.
(e) 
Sanitary sewer structures.
(f) 
Curb and sidewalk details.
(g) 
Street tree planting details.
(h) 
Sinkhole and other ground subsidence repair details.
[Added 1-15-2001 by Ord. No. 1-01]
(8) 
Street addresses shall be required to be shown on the final plan of a major subdivision.
A. 
Deed restrictions. All private deed restrictions, homeowner or condominium association agreements or covenants already imposed or to be imposed as a condition to sale. Any homeowner or condominium association agreement may be subject to review by the Township Solicitor and acceptance by the Board of Commissioners.
B. 
Dedicated improvements. The developer shall provide a deed of dedication together with an 8 1/2 inches by 11 inches 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 streets; the developer shall be fully responsible for such maintenance until such association is legally organized and fully operational.
(3) 
If a condominium or homeowners' association is to be responsible for maintenance of streets, the developer shall be fully responsible for such maintenance until such association is legally organized and fully operational.
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. This agreement is subject to the review of the Township Solicitor and acceptance by the Board of Commissioners.
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 project.
(2) 
Approval letters from all appropriate federal and state agencies of any private centralized water supply system or private centralized sewage disposal system.
F. 
State highway reviews. The applicant shall submit to the Township a copy of the application to PennDOT for any needed occupancy permit to have access onto a state highway, and shall also submit any review comments received from PennDOT within five days of receiving such comments. Any needed permit shall either be issued prior to final approval, or shall automatically be a condition of such approval.
G. 
Variances. Variances to this chapter that are being requested but have not yet been granted.
See Article IX.