Township of Harrison, PA PROCEDURES

The preliminary plan and all information and procedures relating thereto shall in all respects be in compliance with the applicable provisions of this Chapter. It is the responsibility of the subdivider or developer to coordinate his plans with the respective private and public service agencies.

The application form shall be accompanied by the requisite fee as set forth in § 302 of this Chapter and by not less than three copies of all required material and not less than nine prints of the preliminary plan of the subdivision or development as required by Township resolution, from time to time.

The Township Engineer shall forward one copy of the preliminary plan prints and one copy of the required material to the County Planning Agency and such other agencies as he deems appropriate for review and comment.

The Engineer shall forward the remaining copies of the preliminary plan prints and required materials to the Planning Commission.

When applicable, the application form shall be accompanied by a planning module for land development, as required by the Pennsylvania Department of Conservation and Natural Resources.

Review of Preliminary Plans.

In cases where the subdivision or land development adjoins an existing or proposed State highway or has proposed streets entering onto State highways, the developer shall submit the plans to the Pennsylvania Department of Transportation for review.

The Planning Commission will consider the plan to determine if it meets the standards set forth in this Chapter.

In the event that any modification from this Part is requested by the applicant or is deemed necessary for approval, the modification request and the reasons for its necessity shall be presented to and determined by the Planning Commission.

In making its decision, the Planning Commission shall consider the recommendations of the Township Engineer, Township staff, the County Planning Agency, interested residents and the recommendations of any agency or agencies from which a review was requested under Subsection 2A(3) of this Section.

The Planning Commission shall act on the preliminary plan within 90 days of the official filing date. Failure to do so shall be deemed an approval. Before acting on a preliminary plan, the Planning Commission may hold a hearing thereon after public notice.

(6)

The Planning Commission shall notify the applicant of its decision to approve, approve with conditions or disapprove the preliminary plan in writing. Such notice shall be given to the applicant in person or mailed to him at his last known address not later than 15 days following the decision. If the plan is not approved as submitted, the Planning Commission shall specify in the notice the conditions which must be met and/or the defects found in the plan, and the requirements which have not been met, including specific reference to the provisions of any statute or ordinance which have not been fulfilled.

(a)

If a preliminary plan is approved subject to conditions, the applicant, within 30 days after the date of the notice of decision, shall notify the Planning Commission in writing whether it accepts or refuses to accept all of the conditions which have been imposed.

(b)

If, within the required thirty-day time period, the applicant either notifies the Planning Commission that he refuses to accept all of said conditions or fails to give notice of acceptance or rejection of all of said conditions, the Planning Commission shall be deemed to have denied approval to the preliminary plan.

(7)

Approval of the preliminary plan shall constitute approval of the subdivision or land development as to the character and intensity of development, the arrangement and approximate dimensions of streets, lots and other planned features. The approval binds the subdivider or developer to the general scheme of the subdivision shown, unless a revised preliminary plan is submitted, and permits the subdivider to proceed with final detailed design of improvements, to arrange with the Board of Commissioners for a guarantee to cover installation of the improvements, and to prepare the final plan. Approval of the preliminary plan does not authorize the sale of lots nor the recording of the preliminary plan.

Resubmission of Preliminary Plans. A revised plan submitted after disapproval shall be considered and processed as a new plan submission.

Final Plan.

Submission of Final Plans.

After the subdivider or developer has received official notification from the Planning Commission that the preliminary plan has been approved, he must submit a final plan in accordance with the provisions of § 508 of the Municipalities Planning Code and § 403 of this Chapter.

(a)

Land development plans will be subject to final plan approval only if the land development will change a plan previously recorded in the Recorder's Office, such as by addition, deletion or modification of a road to be dedicated to the Township, or otherwise.

The final plan shall conform in all respects with the approved preliminary plan. If it does not, the plan submitted shall be considered as a revised preliminary plan and shall be forwarded by the Township Engineer to the Planning Commission for review and recommendation as a preliminary plan.

The subdivider or developer must submit with the final plan a guarantee for the installation of improvements which meets the requirements of Part 6 and a development agreement, both of which are acceptable to the Board of Commissioners.

The application form shall be accompanied by the requisite inspection and engineering fees in accordance with § 510 of the Municipalities Planning Code.

Documented approval of the planning module for land development by the Pennsylvania Department of Conservation and Natural Resources shall be a part of the requisite materials accompanying the final plan submission.

(6)

The subdivider or developer shall submit a reproducible original of the plans, nine prints of the final subdivision or land development plans and at least three copies of all other required information.

(7)

Upon receipt of the final plan, the Engineer shall forward the original plans and five copies of the plans and one copy of all the other material to the Planning Commission for review and recommendation: one copy of the plan and one copy of all other material to the County Conservation District for review and comments; one copy of the plan and one of all other material to the County Planning Agency; and copies to such other agencies whose recommendations would be pertinent to the processing of the plan.

Review of Final Plans.

The Planning Commission will review the plan and requisite materials for compliance with the approved preliminary plan and for conformance to the requirements of this Chapter.

The Planning Commission shall act on minor subdivisions pursuant to § 508 of the Municipalities Planning Code.

In making its recommendation, the Planning Commission shall consider the comments of the Engineer, the County Planning Agency, the County Conservation District, PennDOT and the recommendations of any agency or agencies from which a review was requested under Subsection 3A(7) of this Section.

The Planning Commission will not take official action to approve a final plan unless it is accompanied by a guarantee for the installation of improvements which meet the requirements of Part 6 and a development agreement, both of which are acceptable to the Board of Commissioners.

The Planning Commission shall take action within 90 calendar days from the official filing date of the final plan. Failure to do so shall be deemed an approval.

(6)

The Planning Commission shall notify the applicant in writing of its decision to approve, approve with conditions acceptable to the developer and accepted by him in writing, or disapprove, the final plan. Such notice shall be given to the applicant in person or mailed to him at his last known address not later than 15 days following the decision. If the final plan is not approved as submitted, the Planning Commission shall specify in the notice the conditions which must be met and/or the defects found in the plan and the requirements which have not been met, including specific reference to the provisions of any statute or ordinance which have not been fulfilled.

(a)

If a final plan is approved subject to conditions, the applicant, within 30 days after the date of the notice of decision, shall notify the Planning Commission in writing whether it accepts or refuses to accept all of the conditions which have been imposed.

(b)

If, within the required thirty-day time period the applicant fails to notify the Planning Commission of the acceptance or rejection of all of said conditions, the Planning Commission shall be deemed to have denied approval to the final plan.

(7)

If the final plan is approved subject to conditions, the Planning Commission shall not endorse the plan until all of the conditions have been met.

(8)

If the Planning Commission approves the final plan or grants a conditional approval, they shall set the amount of bonding or other security necessary to guarantee the construction of improvements and community facilities and shall state such amount in the notice to the applicant.

Resubmission of Final Plans. A revised plan submitted after disapproval shall be considered and processed as a new plan submission.

Recording of Final Plans.

Upon approval of the final plan, the subdivider or developer shall prepare one transparent reproduction of the original final plan on stable plastic base film and no less than four prints thereof which shall be submitted to the Township not later than 30 days after approval. These plans, upon satisfaction of all conditions attached to the approval, will be signed by the Planning Commission. A copy of the signed final plan shall be recorded in the office of the County Recorder of Deeds within 90 days after approval of the final plan. The final plan must be recorded before proceeding with the sale of lots or construction of buildings.

Recording the final plan shall be an irrevocable offer to dedicate all streets and other public ways to public use, and to dedicate or reserve all park reservations and other public areas to public use unless reserved by the subdivider as hereinafter provided. The approval of the final plan shall not impose any duty upon the Board of Commissioners or Township concerning maintenance or improvements by ordinance or resolution.