A. 
All subdivision plans shall be subject to approval, modification or rejection by the Board of Township Supervisors; in the event that such a plan is disapproved, the reasons therefor shall be set forth in writing and given to the applicant. Prior to action by the Board of Township Supervisors, all subdivision and/or land development plans shall be referred to the Township Planning Commission for its review and recommendations.
B. 
Prior to the final plan submission, the prospective developer must have complied with the planning requirements of the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq., as administered by the Pennsylvania Department of Environmental Protection (DEP), and must provide proof that complete submissions of any and all applications or other requests for approval have been made to all concerned agencies and entities (including municipal authorities or other operators of public sewer systems that will serve the project). It is suggested that the prospective developer consult the Township Sewage Enforcement Officer or the Pennsylvania DEP as to the requirements of that Act.
C. 
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 prior to submission of the preliminary plan. At the same time, a determination should 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 located within an identified floodplain area, as set forth in § 140-36 of this Code, shall be developed in accordance with the provisions of § 140-36 of this Code, entitled "Floodplain/Flood Hazard Area Overlay Regulations" and Chapter 71 of this Code, entitled "Floodplain Development."
[Amended 7-6-2020 by Ord. No. 2020-03]
The prospective developer shall submit preliminary and final copies to the Township Secretary or such other official as may be designated by the Supervisors. The Township Secretary shall distribute the appropriate number of copies of the plans to the Township Planning Commission. All plans when first submitted shall be considered preliminary plans. If the subdivider makes substantial revisions, such as road relocation, additional dwelling units, changes in intended use, in his or her plans after they have been approved in preliminary form, such revised plans must be resubmitted as a preliminary plan and shall be treated as preliminary plan.
A. 
The Board of Supervisors shall render its decision not later than 90 days following the date of the regular meeting of the Planning Commission next following the date the application is filed, or after a final order of the court remanding an application, provided that should the said next regular meeting occur more than 30 days following the filing of the application, or the final order of the court, the said ninety-day period shall be measured from the 30th day following the day the application was filed. The Township shall communicate the decision in writing to the applicant by either personally providing it to the applicant or by mailing it to the applicant's last known address by regular first class mail, postage prepaid. The time periods for making a decision and for communicating it to the applicant may be extended upon the written request and/or agreement of the applicant.
B. 
Approval of preliminary plans by the Board of Supervisors shall be considered approval of the arrangement and dimensions of streets, lots and other features shown on the plans and may be made conditionally on specified changes to be incorporated in the plans. The Board of Supervisors' signatures in the approval block on the final plans shall be provided only after the requirements and conditions indicated on or in connection with the preliminary and final plans have been met; and said signatures shall constitute Township approval for the purpose of recording the plans in the office of the Recorder of Deeds. Before acting on any subdivision plan, the Board of Supervisors may arrange for a public hearing thereon after giving such notice, as defined in Section 908 of the MPC, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10908.
C. 
Field changes shall constitute as any minor modification to a set of final plans due to unforeseen site conditions or limitations after the final plans have been approved. The Township Engineer shall determine if the scope of the plan modification qualifies as a field change, or if the plans must be revised and resubmitted to the Township for a subsequent review by the Township Planning Commission and decision by the Supervisors. The consideration by the Township Engineer in determining whether a proposed change requires a revision and resubmission of the plan, or whether it may be classified as a field change not requiring further review, shall include but not be limited to the following:
(1) 
Plan modification. The Township Engineer may, in his or her own discretion, allow a field change if all of the following factors are applicable to the proposed change or modification:
(a) 
Meets approvals of all outside agencies.
(b) 
Does not increase building sizes.
(c) 
Does not decrease building size by more than 10%.
(d) 
Does not change impervious area by more than 2%.
(e) 
Does not change parking requirements.
(f) 
Does not infringe on ordinance requirements or require modification of ordinances.
(2) 
Minor landscaping. Adjustments are allowable, as long as the proposed change or modification does not modify the number and integrity of planting units, nor minimizes any screen required.
(3) 
Minor adjustments to the stormwater management system are allowable, provided that the design does not create an increase in postdevelopment runoff rates, and the proposed modifications are in accordance with the Township's Stormwater Management Ordinance,[2] as amended and revised from time to time.
[Amended 8-6-2012 by Ord. No. 2012-03]
[2]
Editor's Note: See Ch. 109, Stormwater Management.
The Township shall charge such fees for the review of plans as provided in a schedule of fees, adopted from time to time by the Board of Supervisors, and as hereinafter provided.[1] The Township may return a plan as being incomplete and not subject to filing and processing if the appropriate fees are not submitted with the plan.
[1]
Editor's Note: The fee schedule is on file in the Township offices.
A. 
Review fees shall include the reasonable and necessary charges by the Township's professional consultants for review and report to the Township and shall be set by resolution. Such review fees shall be reasonable and in accordance with the ordinary and customary charges by the Township Engineer or consultant for similar service in the community, but in no event shall the fees exceed the rate or cost charged by the Engineer or consultant to the Township when fees are not reimbursed or otherwise imposed on applicants.
B. 
In the event that the applicant disputes the amount of any such review fees, the applicant shall, within 14 days of the billing date, notify the Township that such fees are disputed, in which case the Township shall not delay or disapprove a subdivision or land development application due to the applicant's request over disputed fees.
C. 
In the event that the Township and the applicant cannot agree on the amount of review fees which are reasonable and necessary, then the fees shall be recalculated and recertified by another professional engineer licensed as such in this commonwealth and chosen mutually by the Township and the applicant or developer. The estimate certified by the third engineer shall be presumed fair and reasonable and shall be the final estimate. In the event that a third engineer is chosen, fees for the services of said engineer shall be paid equally by the Township and the applicant or developer.
D. 
The Township shall have the ability to require an advance toward review fees in an amount which is equal to or less than the fees collected in plans of similar size and scope. The Township may return a plan as being incomplete and not subject to filing and processing if the appropriate fees and advance are not submitted with the plan. An incomplete plan that is not filed due to the failure to pay fees and any advance shall be considered a nullity, not requiring any further action, review or decision.