A. 
Copies of this chapter shall be available for use or purchase by any person seeking information concerning land development and/or subdivision standards and procedures in effect within the Township. Any prospective developer may meet with the Township Planning Commission to discuss and review tentative plans and/or any provisions of this chapter.
B. 
Prior to submission of any land development or subdivision plan, the prospective developer shall meet with the Township Zoning Officer to confirm proposal is in compliance with the municipal zoning ordinance in use and as applicable at time the plan submission is made.
C. 
Prior to the final plan submission, the prospective developer must have complied with the planning requirements of the Pennsylvania Sewage Facilities Act of 1966, Act 537, 35 P.S. § 750.1 et seq., as amended. It is suggested that the prospective developer consult the Township Sewage Enforcement Officer or the Pennsylvania Department of Environmental Protection as to the requirements of that Act.
D. 
Prospective developers shall consult the Adams County Conservation District representative concerning erosion and sediment control and the effect of geologic conditions on the proposed development.
E. 
A stormwater management and drainage plan shall be submitted for all subdivisions and/or land developments in accordance with this chapter and Chapter 149, Stormwater Management, and its amendments, in order for a determination to be made as to whether or not any flood hazards either exist or will be created as a result of the subdivision or development. Land that is subject to flooding shall not be platted for residential occupancy or for any other use that may endanger health, life, or property. Such land within a subdivision shall be set aside for such uses as shall not be endangered by periodic or occasional flooding and shall not produce unsatisfactory living conditions.
F. 
Prior to Township acceptance of the Subdivision/Land Development Application, the developers agreement shall execute in accordance with the provisions in § 160-56 of this chapter.
Prior to the submission of any land development or subdivision plan, whether a preliminary plan or a final plan, developers are strongly encouraged to submit a sketch plan to the Township Planning Commission in order to review the proposal for factors that may affect the development. The developer is encouraged to meet with the Township Zoning Officer prior to submission of a sketch plan.
A. 
The sketch plan shall be submitted by a developer or his authorized representative to the Township Secretary or such other official as may be designated by the Supervisors within 10 business days in advance of a regularly scheduled Planning Commission meeting.
B. 
A sketch plan should contain at least the following information:
(1) 
Location map.
(2) 
General information concerning any community facilities and/or any other significant man-made or natural features that will affect the proposal.
(3) 
A property map at a legible scale showing the specific parcel of land or site involved.
(4) 
A sketch of the proposed development drawn at a scale no smaller than one inch to 100 feet showing the proposed layout of streets and lots and other features of the subdivision.
A. 
Submission deadline.
[Amended 5-13-2024 by Ord. No. 65]
(1) 
Initial preliminary or final plans, including plans for minor subdivision, small land developments and lot line adjustments, and all required accompanying documentation shall be submitted by an applicant, as defined by the Pennsylvania Municipalities Planning Code,[1] to the Township Secretary, or other person designated by the Board of Supervisors with authority to receive plans, at least 30 calendar days in advance of a regularly scheduled Planning Commission meeting.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2) 
Except as otherwise provided, preliminary and final revision plans shall be submitted at least 20 calendar days prior to a regularly scheduled Planning Commission or Board of Supervisors meeting at which the revised plan will be reviewed. If revised plan revisions result in an increase or decrease in the number of lots proposed, changes to the roadway layout, an increase or decrease in building square footage of more than 10%, or substantial revisions to the stormwater management design, revision plans shall be submitted at least 30 calendar days in advance of the regularly scheduled Planning Commission or Board of Supervisors meeting at which the revised plan will be reviewed.
B. 
Preliminary plan submission shall consist of the following:
(1) 
Five copies of the appropriate application form available from the Township.
(2) 
Twelve blue-line or black-line paper prints of the preliminary plan showing all the information required in § 160-14.
(3) 
Five copies of all other required documentation.
(4) 
A filing fee as established by ordinance of Germany Township, which may be amended from time to time, and described in Article VI of this chapter.
(5) 
A digital copy of the preliminary plan, submitted concurrently to the Township Secretary and the Township Engineer.
[Added 5-13-2024 by Ord. No. 65]
C. 
Final plan submission shall consist of the following:
(1) 
Seven completed copies of the appropriate application form available from the Township.
(2) 
Twelve blue-line or black-line paper prints of the final plan showing all the information required in § 160-15.
(3) 
Five copies of all other required documentation.
(4) 
A filing fee as established by ordinance of Germany Township, which may be amended from time to time, and described in Article VI of this chapter.
(5) 
A digital copy of the final plan, submitted concurrently to the Township Secretary and the Township Engineer.
[Added 5-13-2024 by Ord. No. 65]
D. 
Revision plan submission shall consist of the following:
[Added 5-13-2024 by Ord. No. 65[2]]
(1) 
Twelve blue-line or black-line paper prints of the revision plan.
(2) 
A digital copy of the revision plan, submitted concurrently to the Township Secretary and Township Engineer.
[2]
Editor's Note: This ordinance also redesignated former Subsections D and E as Subsections E and F, respectively.
E. 
Submission of a final plan for approval by the Township shall occur not more than five years following the date of approval of the preliminary plan. Failure to submit the final plan within this period of time shall make the approval of the preliminary plan null and void unless an extension of time has been granted by the Township.
F. 
Except for any modifications or changes required by the Township, the final plan shall conform basically to the approved preliminary plan. Where significant modifications or changes, other than those required by the Township, are made to an approved preliminary plan, the plan shall be submitted again as a preliminary plan.
A. 
The developer may request an abbreviated submission process for the following plans, except when the proposal requires infrastructure improvements, including, but not limited to, new streets, alleys, public or joint use sanitary sewer facilities, public or joint use water supplies or stormwater management facilities:
(1) 
Minor subdivisions of three lots or less.
(2) 
Land developments involving only a single nonresidential building less than 5,000 square feet of impervious area.
(3) 
Lot line adjustments, including resubdivisions and additions to existing lots.
B. 
For all qualifying subdivisions, land developments, and lot line adjustments, a site plan must be filed by the applicant and reviewed in accordance with the following:
(1) 
The submission shall follow the procedure for final plan submission as outlined in § 160-11.
(2) 
The plan shall be prepared by a registered surveyor, professional engineer, or registered landscape architect and be drawn on reproducible stable transparency, using black ink for all data, including approval signatures.
(3) 
Scale:
(a) 
Tracts of one acre or less shall be drawn at a scale of no less than one inch equals 50 feet.
(b) 
Tracts of more than one acre shall be drawn at a scale of no less than one inch equals 100 feet.
(c) 
Finished size of drawings for final plan submission shall be 18 inches by 24 inches. Drawings done at a scale requiring a sheet larger than 18 inches by 24 inches may be reduced to that size, providing all lines and lettering are clear and legible after reduction.
(d) 
For plans requiring more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.
(4) 
Information required.
(a) 
Name of proposed subdivision, and of the municipality in which it is located.
(b) 
Name and address of developer.
(c) 
Name, address, license number, and seal of the surveyor, professional engineer or landscape architect, registered and licensed in the Commonwealth of Pennsylvania, who prepared the drawings.
(d) 
Date of original submission and of each subsequent revised submission.
(e) 
True or magnetic North point.
(f) 
Graphic scale.
(g) 
Written scale.
(h) 
A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 2,000 feet and showing the relation of the property to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, a title, scale, and North point shall be indicated.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(i) 
The total tract boundary lines of the area being subdivided with distances accurate to one hundredth of a foot and bearings to one quarter of a minute. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(j) 
Boundaries of adjacent properties and recorded name and deed reference. When adjacent properties are part of a recorded plat, only the lot number and subdivision name need be shown.
(k) 
Location of existing streets, alleys and easements within or adjoining the tract, including the name, width, width of cartway, and sidewalks.
(l) 
Lot numbers, lot lines with accurate dimensions, a statement of the total number of lots and parcels and the building setback lines for each lot.
(m) 
For developments where on-site sewage disposal systems will be used, the location where the soil test was conducted for each lot shall be shown. The test location(s) must be shown by metes and bounds description from the nearest property corner.
(n) 
The following shall be shown on the site plan for all small land developments pursuant to § 160-12A(2).
[1] 
Contour lines at vertical intervals of at least two feet for land with average natural slope of 4% of less, and at intervals of at least five feet for land with average slope exceeding 4%. For land development only.
[2] 
Location and elevation of the datum to which contour elevations refer; where practicable, datum used shall be an established bench mark.
[3] 
A statement of the intended use of all nonresidential lots, with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the subdivision and, if recorded, including the book and page number.
[4] 
The building setback lines and placement of each proposed building and structure.
(o) 
Location and size of existing and proposed utility structures and/or transmission lines, including water, gas, electric, petroleum, etc., and all easements or rights-of-way connected with such structures and/or lines.
(p) 
The location of any existing bodies of water or watercourses, tree masses, buildings or structures (including the location of wells and on-site sewage facilities for such buildings or structures), public facilities and any other man-made or natural features within the proposed subdivision.
(q) 
A certification of ownership, acknowledgement of a plan and offer of dedication shall be lettered on the plan and shall be duly acknowledged and signed by the owner(s) of the company.
(r) 
An approval block for the use of the Township Supervisors and the Township and County Planning Commission.
(s) 
A block to be used for inserting the date fixed in the formal action of approval or accompanying agreement established by the Supervisors as to when any improvements which may be required must be completed. A completion of improvements or guarantee in accordance with § 160-45 of this chapter is required.
Copies of the preliminary or final plan and accompanying documentation shall be immediately distributed by the Township Secretary as follows:
A. 
One copy of the application, plan, and accompanying documentation to the Township Engineer.
B. 
One copy of the application, plan, and accompanying documentation to the Township Sewage Enforcement Officer.
C. 
Adams County Office of Planning and Development.
(1) 
Preliminary plan. One copy of the application, plan, and accompanying documentation.
(2) 
Final plan. One copy of the application, plan, and accompanying documentation.
D. 
One copy of the Soil Erosion and Sediment Control Plan to the County Conservation District Office.
E. 
One copy of the plan to the District Office of the Pennsylvania Department of Transportation when a proposed subdivision abuts or is traversed by a state road.
F. 
The remaining copies of the application, plan, and accompanying documentation to the Township Planning Commission.
A. 
The preliminary plan submission shall be prepared by a registered surveyor, professional engineer or registered landscape architect and be drawn on reproducible stable transparency, using black ink for all data including approval signatures. Scale:
(1) 
Tracts of one acre or less shall be drawn at a scale of no less than one inch equals 50 feet.
(2) 
Tracts of one acre to 10 acres shall be drawn at a scale of no less than one inch equals 100 feet.
(3) 
Tracts in excess of 10 acres shall be drawn at a scale of no less than one inch equals 200 feet.
(4) 
Tracts to be used for commercial, industrial, or high-density housing development shall be drawn at a scale of no less than one inch equals 50 feet.
B. 
Information required. The preliminary plan shall show:
(1) 
Name of the proposed subdivision, and of the municipality in which it is located.
(2) 
Name and address of developer.
(3) 
Name, address, license number, and seal of the surveyor, professional engineer or landscape architect, registered and licensed in the Commonwealth of Pennsylvania, who prepared the drawings.
(4) 
Date of original submission and of each subsequent revised submission.
(5) 
True or magnetic North point.
(6) 
Graphic scale.
(7) 
Written scale.
(8) 
Certification by the registered surveyor that the topography shown resulted from an actual survey and the date of that survey.
(9) 
A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 1,000 feet and showing the relation of the property to adjoining property and to all streets, roads, municipal boundaries, and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, a title, scale, and North point shall be indicated.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(10) 
The total tract boundary lines of the area being subdivided with distances accurate to one hundredth of a foot and bearings to one quarter of a minute. These boundaries shall be determined by accurate survey in the field, which shall be balanced and close with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(s) adjoining additional unplatted land of the developer (for example, between separately submitted final plan sections) are not required to be based upon field survey, and may be calculated. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(11) 
A plot drawn to a legible scale showing the entire existing tract boundary and the location of the lots being subdivided from said tract.
(12) 
Boundaries of adjacent properties and recorded name and deed references. When adjacent properties are part of a recorded plat, only the lot number and subdivision name need be shown.
(13) 
Contour lines at vertical intervals of at least two feet for land with average natural slope of 4% or less, and at intervals of at least five feet for land with average slope exceeding 4%.
(14) 
Location and elevation of the datum to which contour elevations refer; where practicable, datum used shall be an established benchmark.
(15) 
The name (or number) and cartway width and lines of all proposed and existing public streets and the name and location of all other roads within the property.
(16) 
If the subdivision proposes a new street intersection with a state legislative route, evidence shall be provided that a highway occupancy permit (HOP) application has been submitted to PennDOT. Intersection occupancy permit number(s) shall be indicated for any new street intersection with a state legislative route.
(17) 
Location of existing streets and alleys adjoining the tract, including name, width, width of cartway, and sidewalks.
(18) 
The location (and elevation, if established) of all existing and proposed street monuments.
(19) 
Location of existing and proposed rights-of-way and easements.
(20) 
Lot numbers and statement of the total number of lots and parcels.
(21) 
Lot lines with approximate dimensions.
(22) 
The building setback lines for each lot, or other site.
(23) 
For developments where on-site sewage disposal systems will be used, the location where the soil test was conducted for each lot shall be shown. The test location(s) must be shown by the metes and bounds description from the nearest property corner.
(24) 
A statement of the intended use of all nonresidential lots, with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the subdivision and, if recorded, including the book and page number.
(25) 
Location and size of existing and proposed utility structures and/or transmission lines, including water, gas, electric, petroleum, etc., and all easements or rights-of-way connected with such structures and/or lines.
(26) 
The location of any existing bodies of water or watercourses, tree masses, buildings, or structures (including the location of wells and on-site sewage facilities for such buildings or structures), public facilities and any other man-made or natural features within the proposed subdivision or on adjoining properties within 100 feet for the proposed subdivision.
(27) 
Location, size and invert elevation of all existing and proposed sanitary sewers (including any and all proposed and/or existing capped sewer lines), and location of all manholes, inlets, and culverts. This data may be submitted as a separate plan.
(28) 
Location, size, and invert elevation of all existing and proposed storm sewers (and other drainage facilities), with the size and material of each indicated, and any proposed connections with existing facilities.
(29) 
Location of drainage structures, including marshes, ponds, streams, or similar conditions.
(30) 
Location of parks, playgrounds, and other areas to be dedicated or reserved for public use, with any conditions governing such use.
(31) 
Where the development lies partially or completely in any flood-prone area, or where the development borders on any flood-prone area, the preliminary plan map shall include detailed information giving the location and elevation of proposed roads, public utilities, and building sites. All such maps shall identify accurately the boundaries of the flood-prone area.
(32) 
Submit a landscape plan in accordance with § 160-50, Landscaping.
C. 
Supplementary data required. The preliminary plan shall be accompanied by the following supplementary data where applicable:
(1) 
A sewer planning module revision for land development as required by the Pennsylvania Department of Environmental Protection.
(2) 
A plan for the control of erosion and sedimentation in accordance with § 160-37 herein for review by the Adams County Conservation District Office as required by the Pennsylvania Clean Streams Act, 35 P.S. § 691.1 et seq.
(3) 
Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection and the Pennsylvania Department of Transportation.
(4) 
Typical street cross-sections drawings for all proposed streets in accordance with § 160-23 herein and the Germany Township Construction and Materials Specifications Manual.[1]
[1]
Editor's Note: See Chapter 77, Construction and Materials Specifications.
(5) 
Tentative profiles along the center line of the cartway (pavement) or along the top of the curb for both sides of each proposed street shown on the preliminary plan. Such profiles shall show natural and finished grades.
(6) 
The applicant shall, if required by § 160-34 of this chapter, submit a feasibility report concerning the availability and adequacy of sewer and water facilities in or near a proposed land development. Said report shall be submitted in conjunction with the preliminary plan for review and recommendations by the Pennsylvania Department of Environmental Protection.
(7) 
The applicant shall submit a stormwater management plan, a stormwater drainage plan and stormwater calculations in accordance with Chapter 149, Stormwater Management, and § 160-36 of this chapter.
(8) 
Where the preliminary plan covers only part of the entire landholdings, a sketch of the future street system of the unsubmitted part shall be submitted. The street system of the submitted part will be considered in light of adjustments and connections with future streets in the part not submitted.
(9) 
Where the land included in the subject application has an electric transmission line, a gas pipeline, or a petroleum (or petroleum products) transmission line located within the tract, the application shall be accompanied by a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way lines. This requirement may also be satisfied by submitting a copy of the recorded agreement.
(10) 
Where deemed necessary by the Township, the applicant shall also submit an environmental assessment in accordance with § 160-29 herein.
(11) 
A traffic impact assessment in accordance with the following:
(a) 
A traffic impact study is required for all subdivisions and land developments which meet any of the following criteria:
[1] 
Proposing 20 or more new dwelling units.
[2] 
Proposing 75 or more new parking spaces.
[3] 
Generating 100 or more new one-way trips during the peak hour of the proposed development, as determined by the latest edition of the Trip Generation Manual by the Institute of Transportation Engineers (ITE).
[4] 
The Board of Supervisors determines that the subdivision or development may adversely impact existing traffic conditions.
(b) 
The Township Engineer and Township Officials shall hold a pre-study meeting with the developer and/or the developer's engineer to review the proposed development and its potential impact on the surrounding area. At that meeting, the following study elements shall be discussed and agreed to:
[1] 
Study area limits.
[2] 
Type and intensity of development.
[3] 
Number and length/area of new roads, driveways, internal ring roads, internal access points and parking accommodations; location of site access points.
[4] 
Any capacity, safety, or access problems previously documented for the existing roadways within the study area.
[5] 
Anticipated completion of all phases of the development, i.e., project horizon
[6] 
The peak hour(s) of the development.
[7] 
Availability of recent existing traffic studies in close proximity to the site.
(c) 
Elements of the traffic impact study.
[1] 
Study summary.
[a] 
A brief overview of the development project shall be provided and includes the following information: characteristics of the development site; the type and intensity of the development; number and length/area of new roads, driveways, internal ring roads, internal access points, and parking accommodations; location of site access points onto existing roads; and construction staging.
[b] 
The developer, the developer's engineer and any other parties involved in the preparation of the traffic impact study shall be noted.
[c] 
The geographic limits of the study area, along with a description of any features and landmarks, shall be described.
[d] 
A summary of the key findings and recommendations of the study shall be provided.
[2] 
Base or existing traffic conditions.
[a] 
A description of each existing road and intersection within the study area shall be provided, and shall include right-of-way and cartway width, posted speed limits, pavement condition, and current daily traffic volume count less than three years old (including collection of truck percentages by approach).
[b] 
Intersection turning movement counts at all site access points and key road intersections shall be conducted during peak hours of the existing traffic and peak hours of the development. The counts shall be provided on an intersection schematic diagram.
[c] 
All highway improvements that are guaranteed by either the Township or PennDOT for implementation by the project horizon year shall be listed.
[d] 
An inventory of existing public or private transportation services available within one mile of the site shall be made and included in the study.
[e] 
A capacity analysis utilize the techniques described in the most current edition of the Highway Capacity Manual and a determination of levels of service on the study area's roadways and intersections, as well as the site's access points and internal circulation (if applicable) shall be conducted.
[f] 
Gap or queue studies shall be conducted where applicable for unsignalized and signalized intersections, respectively.
[g] 
The frequency of intersection and mid-block accidents shall be examined and hazardous locations identified. Specifically, an inventory of accidents over a three-year period shall be conducted, and accident clustering identified.
[3] 
Background traffic growth/future traffic conditions without development.
[a] 
The anticipated rate of growth per year for the study area shall be determined without the proposed development. The method used to determine the growth rate must be approved by the Township Engineer.
[b] 
Future no-build and peak hour volumes for roads and intersections with the study area shall be calculated along with intersection schematic diagrams.
[c] 
Capacity analysis to determine level of service (LOS) at critical locations shall be conducted.
[4] 
Analysis of future conditions with the proposed development.
[a] 
Trip generation.
[i] 
The total number of vehicle trips to be generated by the site shall be estimated using the ITE Trip Generation Manual, most current edition; or another trip generation source approved by the Township Engineer.
[ii] 
For commercial uses, if the calculation for either pass-by or diverted link trips is required, the estimates must be justified in the report.
[b] 
Trip distribution.
[i] 
The directional characteristics of the site traffic flow shall be determined. The sources of information used to calculate trip distribution shall be provided in the study.
[ii] 
For larger developments with proposed parking facilities, the distribution of traffic flow shall be calculated for the parking facilities, access drives, internal ring roads, and internal reservoir access points, as well as potential pedestrian circulation.
[c] 
Trip assignment.
[i] 
Vehicle trips shall be assigned to the mainline and turning movement volumes for future conditions with the development.
[ii] 
Trip assignments shall be made for applicable internal vehicle and pedestrian movements.
[d] 
Peak hour volumes. Mainline and turning movement counts for all site access points and the existing roadway network within the study area shall be provided. Internal vehicular, and pedestrian volumes, if applicable, shall also be provided as well as schematic diagrams showing these volumes.
[e] 
Capacity level of service (LOS) analysis.
[i] 
Capacity analysis shall be performed and levels of service shall be determined on the study area roadways and intersections for future traffic conditions with the development. The analysis shall include the guaranteed improvements in the analysis for the future scenario without development. The LOS results for future build and future no-build scenarios shall be compared.
[ii] 
In no case shall the LOS with future traffic conditions with the development be less than the existing LOS.
[5] 
Transportation development improvements.
[a] 
If deficiencies are evident on the study area roadways and at critical intersections, the developer or the developer's engineer shall consult with the Township Engineer and Township officials to develop improvements to remedy these deficiencies. A description including cost and probable funding of these improvements, accompanied by schematic layouts, shall be provided in the text. The developer and Township shall prepare an agreement to effect the improvements in accordance with Article V of this chapter. This agreement shall be in a form acceptable to the Township Solicitor and approved by the Board of Supervisors, and the agreement may require the developer to indemnify and to hold harmless the Township for any issues arising out of or related to the improvements.
[b] 
The same procedure shall be followed if deficiencies or potential hazards are evident for internal traffic and pedestrian circulation.
[c] 
Capacity/level of service (LOS) analysis. The proposed improvements in LOS for mainline and turning movements shall be tested. Any guaranteed improvements tested in the future scenario without development will be included in addition to the proposed improvements.
(12) 
A hydrogeologic study to evaluate groundwater nitrate levels in accordance with § 160-34.
A. 
The final plan submission shall be prepared by a registered surveyor, professional engineer, or registered landscape architect and be drawn on reproducible stable transparency, using black ink for all data including approval signatures.
(1) 
Scale:
(a) 
Tracts of one acre or less shall be drawn at a scale of no less than one inch equals 50 feet.
(b) 
Tracts of one to 10 acres shall be drawn at a scale of no less than one inch equals 100 feet.
(c) 
Tracts in excess of 10 acres shall be drawn at a scale of no less than one inch equals 200 feet.
(d) 
Tracts to be used for commercial, industrial, or high density housing developments shall be drawn at a scale of no less than one inch equals 50 feet.
(2) 
Finished size of drawings for final plan submission shall be 18 inches by 24 inches. Drawings done at a scale requiring a sheet larger than 18 inches by 24 inches may be reduced to that size providing all lines and lettering are clear and legible after reduction.
(3) 
If the final plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.
B. 
Information required. The final plan shall show:
(1) 
Name of proposed subdivision and of the municipality in which it is located.
(2) 
Name and address of developer.
(3) 
Name, address, license number, and seal of the surveyor, professional engineer or landscape architect, registered and licensed in the Commonwealth of Pennsylvania, who prepared the drawings.
(4) 
Date of original submission and of each subsequent revised submission.
(5) 
True or magnetic North point.
(6) 
Graphic scale.
(7) 
Written scale.
(8) 
Certification by the registered surveyor that the topography shown resulted from an actual survey and the date of that survey.
(9) 
A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 1,000 feet and showing the relation of the property to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, a title, scale, and North point shall be indicated.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(10) 
The total tract boundary lines of the area being subdivided with distances accurate to one hundredth of a foot and bearings to one quarter of a minute. These boundaries shall be determined by accurate survey in the field, which shall be balanced and close with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(s) adjoining additional unplatted land of the developer (for example, between separately submitted final plan sections) are not required to be based upon field survey, and may be calculated. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(11) 
A plot drawn to a legible scale showing the entire existing tract boundary and the location of the lots being subdivided from said tract.
(12) 
Boundaries of adjacent properties and recorded name and deed reference. When adjacent properties are part of a recorded plat, only the lot number and subdivision name need be shown.
(13) 
Contour lines at vertical intervals of at least two feet for land with average natural slope of 4% of less, and at intervals of at least five feet for land with average slope exceeding 4%.
(14) 
Location and elevation of the datum to which contour elevations refer; where practicable, datum used shall be an established bench mark.
(15) 
The name (or number) and cartway width and lines of all proposed and existing public streets and the name and location of all other roads within the property.
(16) 
The following data for the cartway edges (curblines) and right-of-way lines of all recorded (except those which are to be vacated) and/or proposed streets, and for the right-of-way lines of all existing streets, within the property:
(a) 
The length (in feet and hundredths of a foot) of all straight lines and of the radius and the arc (or chord) of all curved lines (including curved lot lines), and
(b) 
The width (in feet) of the cartway, right-of-way and, if required, of the ultimate right-of-way, and (in degrees, minutes, and quarters of a minute) of the delta angle of all curved lines, including curved lot lines.
(c) 
All straight lot lines, defined (in feet and hundredths of a foot) by distances, and (in degrees, minutes, and quarters of a minute) either by magnetic bearings or by angles of deflection from other lot and street lines.
(17) 
If subdivision proposed a new street intersection with a state legislative route, the intersection occupancy permit number(s) shall be indicated for all such intersections.
(18) 
Location of existing streets and alleys adjoining the tract, including the name, width, width of cartway, and sidewalks.
(19) 
The location (and elevation, if established) of all existing and proposed street monuments.
(20) 
Location of existing and proposed rights-of-way and easements.
(21) 
Lot numbers and a statement of the total number of lots and parcels.
(22) 
Lot lines with accurate dimensions.
(23) 
The building setback lines for each lot or other sites.
(24) 
For developments where on-site sewage disposal systems will be used, the location where the soil tests were conducted for each lot shall be shown. The test location(s) must be shown by metes and bounds description from nearest property corner.
(25) 
A statement of the intended use of all nonresidential lots, with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the subdivision and, if recorded, including the book and page number.
(26) 
Location and size of existing and proposed utility structures and/or transmission lines, including water, gas, electric, petroleum, etc., and all easements or rights-of-way connected with such structures and/or lines.
(27) 
The location of any existing bodies of water or watercourses, tree masses, buildings or structures (including the location of wells and on-site sewage facilities for such buildings or structures), public facilities and any other man-made or natural features within or near the proposed subdivision.
(28) 
A certification of ownership, acknowledgement of a plan and offer of dedication shall be lettered on the plan and shall be duly acknowledged and signed by the owner(s) of the property.
(29) 
An approval block for the use of the Township Supervisors and the Township and County Planning Commission.
(30) 
A block to be used for inserting the date, agreed upon by the Township Supervisors and the developer, by which all improvements shall be complete, shall be lettered on the plan. Such date shall not be more than two years from the date of the final plan approval.
(31) 
Submit a landscape plan in accordance with § 160-50, Landscaping.
C. 
Supplementary data required. Unless previously submitted, the final plan shall be accompanied by the following supplementary data where applicable:
(1) 
Typical street cross-section drawing(s) for all proposed streets. Cross-section drawing(s) may be shown either on the final plan or on the profile sheets. Driveway details and cross sections including pipe culvert size shall be shown on the plan.
(2) 
Profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information properly labeled:
(a) 
Existing (natural) profile along both cartway edges or along the center line of each street.
(b) 
Proposed finished grade of the center line, or proposed finished grade at the top of both curbs or proposed finished grade at both cartway (pavement) edges.
(c) 
The length of all vertical curves.
(d) 
Existing and proposed sanitary sewer mains and manholes.
(e) 
Existing and proposed storm mains, inlets, manholes, and culverts.
(3) 
Whenever a developer proposes to establish a street which is not offered for public use, he shall be subject to the requirements of § 160-31B and shall submit such plans, agreements, and documents as may be required by the Township under the provisions of that section.
(4) 
An agreement that the applicant will install all underground utilities before paving streets or constructing sidewalks.
(5) 
Final designs for any bridge or culverts which may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection and the Pennsylvania Department of Transportation.
(6) 
Where the final plan covers only a part of the entire landholdings, a sketch of the future street system of the unsubmitted part shall be furnished. The street system of the submitted part will be considered in light of adjustments and connections with future streets in the part not submitted.
(7) 
Water and sewer feasibility reports as may be required, including any updated information which may have become available since the submission of the preliminary plan.
(8) 
A plan for the control of erosion and sedimentation for review by the County Conservation District Office as required by the Pennsylvania Clean Streams Act, 35 P.S. § 691.1 et seq.
(9) 
The applicant shall also submit a stormwater management plan, a stormwater drainage plan and stormwater calculations in accordance with Chapter 149, Stormwater Management, and § 160-36 of this chapter.
(10) 
Existing contour lines and final grading elevations and contour lines for the development.
(11) 
Where deemed necessary by the Township, a map showing the location of the proposed development with respect to the Township's flood-prone areas, including information on the regulatory flood elevation, the boundaries of the flood-prone areas, proposed lots and sites, fills, flood or erosion protection facilitates, and areas subject to special restrictions. In addition, where the proposed development lies partially or completely in any flood-prone area, or borders on any flood-prone area, such map shall also show the location and elevation of proposed roads, public utilities, and building sites.
(12) 
A sewer planning module as required by the Pennsylvania Department of Environmental Protection.
(13) 
Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title of the land being subdivided.
(14) 
Any other certificates, affidavits, endorsements or dedications, etc., that may be required by the Planning Commission or Board of Supervisors.
(15) 
When a proposed plan has been submitted to the Adams County Conservation District Office for their review and recommendations, a plan and/or other documentation to show what has been or will be done in response to their recommendations.
(16) 
An affidavit to the effect that all affected municipalities have been notified of any alteration and/or relocation of any watercourse.
(17) 
Documented proof that when any local, state or federal agency holds interest or jurisdiction in the plan or any phase of the plan, the approval of that agency has been secured.
(18) 
Copies of any executed right-of-access agreements and documentation said agreement was properly recorded in the office of the Adams County Recorder of Deeds.
(19) 
Copies of any PennDOT highway occupancy permit (HOP) for a new street intersection with a state legislative route.
A. 
Action on a preliminary plan shall be taken by the Township Planning Commission not later than 60 days following the acceptance of the Township Planning Commission Meeting agenda on which a complete submission is presented. However, no final decision or action shall be taken by the Township Planning Commission until the reports are received from the County Planning Commission and other individuals and agencies to which the plan was sent for review and comment, or until the expiration of 45 days from the date the plans were forwarded to such individuals and agencies.
B. 
All actions on the plan by the Township Planning Commission shall be taken at a public meeting whether it be a regularly scheduled or special meeting. If the plan is to be considered at a special meeting, the developer shall be so notified.
C. 
The decision of the Township Planning Commission concerning the plan shall be in writing. If a plan is not approved, or approved subject to certain conditions, the written decisions shall specify the defects and describe the requirements which have not been met, citing in each instance the applicable provisions of this chapter. Copies of the decision shall be sent to the Board of Supervisors and the Township Engineer.
D. 
Following receipt of the written decision from the Township Planning Commission, the Board of Supervisors shall consider the preliminary plan at their next regularly scheduled or special meeting. If the plan is to be considered at a special meeting, the developer shall be so notified and, in addition, the Board of Supervisors may also schedule a public hearing pursuant to public notice before taking any action on the plan.
E. 
Action on a preliminary plan shall be taken by the Board of Supervisors and communicated to the developer not later than 90 days following the date of the regular meeting of the Planning Commission next following the date the application is filed. 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 was filed. In their review, the Board of Supervisors shall consider the reports and recommendations of the Township Planning Commission and the various other individuals to whom the plan was sent for review and comment. As a result of their review, the Board of Supervisors may require or recommend such changes and modifications as they shall deem necessary or advisable in the public interest.
F. 
The decision of the Board of Supervisors concerning the plan 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. If a plan is not approved, or approved subject to certain conditions, the written decision shall specify the defects and describe the requirements which have not been met, citing in each instance the applicable provisions of this chapter. Copies of the decision shall be sent to the Township Planning Commission.
G. 
Failure of the Board of Supervisors to render a decision and communicate it to the developer within the time and in the manner required by this chapter shall be deemed an approval of the plan in terms as presented unless the developer has agreed to an extension of time.
H. 
Approval of the preliminary plan shall not constitute approval of the final plan for any purpose or reason, but shall constitute conditional approval of the proposed development as to its general character and layout.
I. 
When a preliminary plan has been approved or approved subject to certain conditions acceptable to the developer, no subsequent change or amendment in this or any other applicable ordinances shall be applied to affect adversely the right of the developer to commence and to complete any aspect of the approved development within five years from such approval. Where final approval is preceded by preliminary approval, the five-year period shall be counted from the date of preliminary approval. In the case of any doubt as to the terms of a preliminary approval, the terms shall be construed in the light of the provisions of the governing ordinances or plans as they stood at the time when the plan for such approval was duly submitted.
A. 
Action on the final plan by the Township Planning Commission shall be taken in the same manner as for preliminary plans. In addition, if a final plan is approved, the Township Planning Commission Chairman and Secretary shall sign the record plan and all prints and forward all but one print to the Board of Supervisors along with a copy of their written decision.
B. 
Following receipt of the written decision from the Township Planning Commission, the Board of Supervisors shall consider the plan at their next regularly scheduled or special meeting. If the plan is to be considered at a special meeting, the developer shall be so notified and, in addition the Board of Supervisors, may also schedule a public hearing before taking any action on the plan.
C. 
Action on a final plan shall be taken by the Board of Supervisors and communicated to the developer not later than 90 days following the date for the regular meeting of the Planning Commission next following the date the application is filed. 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 was filed. In their review, the Board of Supervisors shall consider the reports and recommendations of the Township Planning Commission and the various other individuals to whom the plan was sent for review and comment. As a result of their review, the Board of Supervisors may require or recommend such changes and modifications as they shall deem necessary or advisable in the public interest.
D. 
The decision of the Board of Supervisors concerning the plan 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. If a plan is not approved, or approved subject to certain conditions, the written decision shall specify the defects and describe the requirements which have not been met, citing in each instance the applicable provisions of this chapter. Copies of the decision shall be sent to the Township Planning Commission.
E. 
Failure of the Board of Supervisors to render a decision and communicate it to the developer within the time and in the manner required by this chapter shall be deemed an approval of the plan in terms as presented unless the developer has agreed to an extension of time.
F. 
Before any final plan is approved, the developer shall either install all the required improvements or shall provide for deposit with the Township a corporate bond or other security acceptable to the Township in the amount of 110% if improvements are to be completed within one year. The amount of financial security may be increased by an additional 10% for each one-year period beyond the first anniversary date from posting of financial security or to an amount not exceeding 110% of the cost of completing the required improvements as reestablished on or about the expiration of the preceding one-year period by using the above bidding procedure. The cost of the improvements shall be established by submission to the Board of Supervisors a bona fide estimate from a professional engineer chosen by the party posting the financial security to complete the improvements or, in the absence of such bona fide estimate, the cost shall be established by estimate prepared by the Township Engineer. Such bond or security established shall provide for, and secure to the public, the completion of all required improvements on or before the date fixed by the Supervisors in the formal action of approval or accompanying agreement. Release of such bond or security shall be in accordance with § 160-46 of this chapter.
A. 
Upon approval of a final plan by the Township, the developer shall record the record plan in the office of the Adams County Recorder of Deeds within 90 days after the date of delivery of an approved plat signed by the Board of Supervisors, following completion of conditions imposed for such approval, whichever is later. No plan shall be recorded unless it has been officially approved by the Township.
B. 
If the plan is not recorded within 90 days, the approval by the Township shall be null and void unless an extension of time is granted by the Board of Supervisors upon request from the developer.
C. 
After the plan has been recorded, a copy of the recorder's certificate shall be submitted to the Board of Supervisors.
D. 
No land in a development shall be sold or transferred prior to recording of the record plan.
E. 
Limitations of final plan approval. The approval of the final plan by the Township shall be deemed an acceptance of the plan and shall authorize the Recorder of Deeds to record the same, but shall not impose any duty upon the Township concerning maintenance or improvements of any streets, highways, alley, or other portions of the same until said Township shall have accepted same by dedication for public use.
Any replatting or resubdivision, including changes to a recorded plan, shall be considered as a new application, and shall comply with all requirements of this chapter, except as set forth in § 160-12 of this article.
A parcel of land may be added to an existing recorded lot for the sole purpose of increasing the lot size, provided that:
A. 
The parcel to be added must be contiguous to the existing lot.
B. 
The addition must maintain the overall straightness of lot lines.
C. 
The plan prepared for the addition of this parcel shall follow the procedures outlined in § 160-12 of this article.
D. 
The applicant shall file in the miscellaneous docket in the Recorder of Deeds Office of Adams County a memorandum that the subject property shall be considered one single tract for subdivision proposed and that this said tract shall not be subdivided by the applicant or applicants of their heirs or assigns in the future without resubmission for subdivision purposed.