[Ord. 101, 9/14/1993, § 301; as amended by Ord. 119, 4/14/1998]
1. 
Developers are encouraged to obtain copies of this chapter, the Zoning Ordinance [Chapter 27] and the Stormwater Management Ordinance [Chapter 26, Part 1] (available through the Planning Commission Secretary or Chairman) prior to preparation of a land development or subdivision plan. All developers are encouraged to meet with the Planning Commission to discuss and review tentative plans and provisions of this chapter.
2. 
Developers are encouraged to consult with the Pennsylvania Department of Environmental Protection, the Township Sewage Enforcement Officer (or Ralpho Township Municipal Authority as applicable), and the Code Enforcement Officer concerning soil suitability for on site sewerage facilities, lot size restrictions, and allowable land use, and other pertinent matters.
3. 
Developers are encouraged to consult with the Northumberland County Conservation District regarding erosion and sediment control.
4. 
Developers are encouraged to consult with the Planning Commission and with the Pennsylvania Department of Transportation (if applicable) concerning street location, traffic patterns, and driveway location.
[Ord. 101, 9/14/1993, § 302]
1. 
Prior to the submission of a preliminary plan, developers are encouraged to submit a sketch plan to the Planning Commission. Sketch plans shall be reviewed by the Planning Commission and any suggestions or comments resulting from that review shall be considered by the developer in the preparation of the preliminary plan. Such review and discussion during the sketch plan stage is informal, unofficial and is of an advisory nature only.
2. 
A sketch plan shall contain at least the following information:
A. 
Location map.
B. 
General information regarding any community facilities or any other significant man-made or natural features which will affect the plan.
[Amended by Ord. 188, 7/11/2017]
C. 
A property map at a scale no smaller than one inch equals 100 feet showing the specific parcel of land or site involved.
D. 
A sketch of the proposed development on a map having a scale no smaller than one inch equals 100 feet and showing the proposed layout of streets and lots, as well as other improvements.
[Ord. 101, 9/14/1993, § 303; as amended by Ord. 130, 10/10/2000, § 1; and by Ord. 157, 6/14/2005, § 1]
1. 
Submission of the Preliminary Plan.
A. 
An application for preliminary plan approval and all required documentation will be submitted to the Planning Commission Secretary, or his or her designee, at least 14 days in advance of the next regularly scheduled Planning Commission meeting. Preliminary plan approval is only required for major subdivisions and land development.
B. 
The submission will consist of at least one completed original of the application form (available from the Township Secretary), six prints of the preliminary plan with all required documentation, an electronic copy of all submissions, and a fee made payable to Ralpho Township for the amount as established by Part 6 of this chapter.
[Amended by Ord. 188, 7/11/2017]
C. 
The developer must execute a development agreement in a form prepared by the Ralpho Township Supervisors.
2. 
Distribution of Preliminary Plan.
A. 
The Planning Commission Secretary, or his or her designee, shall distribute one copy of each of the application and accompanying documentation to the following:
(1) 
Township Engineer.
(2) 
Township Code Enforcement Officer.
(3) 
Ralpho Township Municipal Authority, if applicable.
(4) 
Ralpho Township Roadmaster.
(5) 
Ralpho Township Police Chief.
B. 
It will be the responsibility of the applicant to distribute plans to and receive approval from any other agencies having review responsibility in the circumstances. An application cannot be finally approved until comments are received from the Northumberland County Planning Commission or until 30 days expire from the date the application was forwarded to the Northumberland County Planning Commission, whichever first occurs.
C. 
In the case of a major subdivision or other land development plan involving a commercial or multifamily residential structure, the applicant shall distribute one copy of each plan, application and accompanying documentation to each of the Fire Chiefs at Ralpho Fire Company No. 1 and the Elysburg Fire Department. The Fire Chief, or his designee, shall provide comments at the Planning Commission's next scheduled meeting at which the plan will be discussed.
3. 
Action on Preliminary Plan.
A. 
The Planning Commission shall not approve the preliminary plan application until the Northumberland County Planning Commission report is received or until the expiration of 30 days from the date the application was forwarded to the County Planning Commission.
B. 
The Planning Commission shall either approve or disapprove the preliminary plan not later than 90 days following the date of the regular meeting of the Planning Commission next following the date the application submission is filed; provided, that should the said next regular meeting occur more than 30 days following the filing of the application, the said ninety-day period shall be measured from the 30th day following the date the application has been filed. Conditional approval or disapproval of the plan by the Planning Commission shall similarly set forth reasons for such actions. Copies of the Planning Commission decision shall be sent to the Township Supervisors, Township Engineer, Township Solicitor and Code Enforcement Officer as well as to the developer.
C. 
If a plan is approved subject to certain conditions, the developer shall agree, in writing, to said conditions within 15 days of notification of such conditional approval or said conditional approval shall lapse and the plan shall be considered disapproved.
D. 
The decision of the Planning Commission 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.
E. 
When the application is not approved in terms as filed, the decision of the Planning Commission shall specify the defects found in the application and describe the requirements which have not been met and shall, in each case, cite to the provisions of the statute or ordinance relied upon.
F. 
Failure of the Planning Commission to render a decision and communicate it to the applicant within the time and in the manner required herein shall be deemed an approval of the application in terms as presented unless the applicant has agreed in writing to an extension of time or change in the prescribed manner of presentation of communication of the decision, in which case failure to meet the extended time or change in manner of presentation of communication shall have like effect.
G. 
Approval of the preliminary plan does not constitute approval of the final plan for any purpose or reason.
H. 
Wherever any doubt exists as to the terms and conditions of a preliminary plan, said terms and conditions shall be interpreted in the light of the provisions of this Chapter and Act 170 of 1988, as amended, as of the time when the preliminary plan was approved.
[Ord. 101, 9/14/1993, § 304; as amended by Ord. 119, 4/14/1998]
1. 
The preliminary plan shall be prepared by a surveyor or engineer as required by State law.
A. 
Developers shall incorporate a street numbering system as part of the final submission to the Planning Commission. A copy will be forwarded to the United States Post Office for its use. Numbering systems and the accompanying map should indicate the most likely direction in which a building should face. In addition, the numbering system must accommodate those situations which may arise with corner lots where a building could face either street. Assistance and direction for the developer will be provided by the Planning Commission and the Code Enforcement Officer.
2. 
Engineering plans for the development shall be drawn at a scale of not greater than one inch equals 10 feet or less than one inch equals 100 feet and shall be 22 inches by 34 inches, 24 inches by 36 inches or 30 inches by 42 inches in size.
3. 
The engineering plans shall contain at least the following information:
A. 
Name and address of the developer.
B. 
Name and address of the owner together with a copy of the recorded deed.
C. 
North arrow, scale and date, both a graphic and written scale, dates of initial plan preparation and dates of all subsequent plan revisions.
D. 
Name and seal of the engineer or surveyor responsible for developing the plan, as well as his or her address.
E. 
Location map showing the vicinity in which the proposed development is located and all roads within 1,000 feet of the property boundary.
F. 
Tract map showing the entire parcel, the area subdivided, and the acreage remaining after subdivision; and shall include perimeter boundaries of the total property with distances to hundredths of a foot and bearings to one second, determined by accurate field survey balanced and closed with an error of closure not to exceed one foot in 15,000 feet, except that tract boundaries are not required for residual parcels of more than 10 acres when used for agricultural purposes and not involving any new street or easement of access; provided that the general location of the perimeter boundary of such residue is shown on the location map.
G. 
Field-surveyed topographic contour lines (not interpolated contour lines from USGS or PASDA maps) at vertical intervals not greater than two feet. The plan must also indicate the source of the topographic information and must show the project benchmark. If the plan proposes no streets, rights-of-way for access, or stormwater management facility, contours may be provided from PASDA or a similar mapping service if approved by the Township Engineer. In the case of relatively steep tracts, contours may be shown at such greater intervals as may be deemed necessary by the Township Engineer for satisfactory study and planning of the tract.
[Amended by Ord. 188, 7/11/2017]
H. 
Number of acres in the original tract and in the proposed development, the number of lots, the zoning classification and the type of proposed development.
I. 
Lots consecutively numbered.
J. 
Existing and proposed property, lot and boundary lines, including building setback lines, information concerning lot dimensions, lot areas and the location of any easements. The length of all existing and proposed lot and boundary lines shall be shown to the nearest 0.01 foot, and the bearings shall be shown to the nearest second. The error of closure of the boundary survey and of the proposed lots and street rights-of-way shall not exceed one foot in 15,000 feet.
K. 
The location of all existing and proposed streets with information concerning right-of-way widths, types of paving and street names.
L. 
The location of any existing bodies of water, floodplain areas, streams or other watercourses, wetlands, sinkholes, forested areas, buildings or structures, public facilities, and any other man-made or natural features in or within 50 feet of the proposed development. Man-made features include, but are not limited to, the following: sanitary sewer lines, water mains and fire hydrants, overhead and/or underground cable utilities, storm sewers and inlets, culverts, bridges, railroads, buildings and structures, streets and sidewalks. A calculation of the total existing and proposed impervious coverage shall be provided. For each lot sought to be created in the subdivision process, the developer shall show a model structure and the driveway or other access thereto on the plan, typical for the location being developed, for purposes of fulfilling this requirement.
[Amended by Ord. No. 190, 12/11/2018]
M. 
The location of any parcels of land, either existing or proposed, to be dedicated or reserved for schools, parks, playgrounds or other public, semipublic, or community purposes.
N. 
When a preliminary plan submitted is a portion of a larger subdivision proposed or existing on contiguous land under the ownership of the applicant, and when the street system, water and sewer system or stormwater management system serving this portion is a part of a larger interdependent system of facilities serving the larger subdivision, up-to-date plans for the larger, complete subdivision must accompanying any plans submitted for the portion. Such plans for the larger subdivision must include the portion and must describe the complete lot layout, street system, water and sanitary sewer systems and stormwater management system.
O. 
Signatures.
(1) 
The signature and seal of a licensed land surveyor where the practice of land surveying is required.
(2) 
The signature and seal of a licensed and professional engineer where any improvements are proposed with the project. For the purposes of this section, improvements shall include, but not be limited to, streets, stormwater management facilities, water, sanitary sewer and any other utilities.
(3) 
A space for the Township Engineer stating that the stormwater management plan was reviewed in accordance with the Ralpho Township Stormwater Management Ordinance [Chapter 26, Part 1].
(4) 
Signed, notarized statement by the owners certifying ownership of the property and acknowledging all offers of dedication of lands and/or facilities to the Township and acknowledging that the owner will be responsible for the maintenance of lands and/or facilities until they are completed and accepted for dedication by the Township.
(5) 
Space for approval signatures by all five Planning Commission members as well as all five Supervisors is required, including the date of such approval.
[Amended by Ord. 188, 7/11/2017]
4. 
Accompanying Data.
A. 
Typical cross sections for proposed streets showing rights-of-way, cartway pavement design, sidewalk width and location, planting strips and gutters, curbs and berms.
B. 
Street information, including:
(1) 
Location and width of rights-of-way and cartways, including final dimensions and bearings of right-of-way lines and easements, including radii of curves and arcs and delta angles of all curves.
(2) 
Proposed street names.
(3) 
Profiles along center line of each proposed street, showing finished grade at a scale of one inch equals five feet vertical.
(4) 
Radius of horizontal curves.
(5) 
Length of tangents between reverse curves.
(6) 
Curb radii at intersections.
(7) 
Vegetation to be planted between curb or shoulder and right-of-way line.
(8) 
Curbs and gutter location and typical design.
(9) 
Topographic contour lines for proposed finish grades within rights-of-way at intervals specified in § 304(3)(G) above.
C. 
Plans and profiles of proposed sanitary and storm sewers including grades and pipe sizes. If public sanitary sewer service is to be provided, a letter shall be secured from the Ralpho Township Municipal Authority indicating that the Authority has reviewed and approved the sanitary sewer design drawings as approved service to the project, and is prepared to accept ownership and responsibility for operation and maintenance of the proposed sewer systems.
D. 
Plans and profiles of proposed water distribution system showing pipe sizes, location of valves, and fire hydrant; also, a letter from the water provider indicating that the provider has reviewed and approved the water system design drawings, as approved service to the project, and is willing to own, operate and maintain the proposed water main and appurtenances.
E. 
All preliminary design information on sanitary sewer systems and water system shall be submitted in accordance with this Chapter and also in accordance with the requirements of the Ralpho Township Municipal Authority.
F. 
Preliminary designs for any bridges, culverts, etc., which may be required. All stormwater conveyance and detention facilities required by the Township's Stormwater Management Ordinance. The following specific information for use by the Board of Supervisors to amend its official plan for sewage facilities as required by the Pennsylvania Department of Environmental Protection:
(1) 
Location of existing sewage and water supply system.
(2) 
Information relating to the type of water supply and sewage disposal system to be provided.
(3) 
Information relating the adjacent property, buildings, sources of water supply, ponds, streams, sewage systems, rights-of-way, streets or any other factor that may have a significant effect on the environment and the design of water and sewer systems in the proposed development.
(4) 
Where subsurface disposal of sewage is planned, a Pennsylvania Department of Environmental Protection Component I Planning Module shall be submitted along with supporting site suitability data and the signed certification of the Township Sewage Enforcement Officer indicating the suitability of each proposed lot for on-lot treatment with an exact description of the site testing undertaken and any limitations on kinds of on-lot systems noted. Said certification shall be in the following form:
SEWAGE DISPOSAL REVIEW
Based on the result of soil log profiles performed on this property in compliance with the Pennsylvania Sewage Facilities Act 537, as amended by Act 208, Chapter 73; the areas around test pit numbers __________ are generally suitable for on-lot subsurface sewage disposal, and the areas around test pits numbers __________ are generally unsuitable for on-lot subsurface disposal.
This is not a guarantee that a permit will or will not be issued for any lot. The Municipal Sewage Enforcement Officer must be contacted to conduct further tests, as necessary, to determine permit issuance.
  Municipal Sewage Enforcement Officer
  Date
The location of the soil testing pits and holes shall be shown on the plan.
(5) 
Direction and distance to the nearest sewage treatment plant and information as to its present or future accessibility in terms of time, finances, and load capacity as well as the source of this information.
(6) 
Proposed building restrictions and deed covenants.
(7) 
A statement from the developer stating whether he will seek final plan approval prior to or subsequent to completion of improvements.
G. 
Erosion and sedimentation control plan prepared in accordance with the Pennsylvania Department of Environmental Protection, Erosion and Sedimentation Pollution Control Manual, latest edition.
H. 
Stormwater management plan prepared in accordance with the Ralpho Township Stormwater Management Ordinance [Chapter 26].
[Ord. 101, 9/14/1993, § 305]
1. 
Submission of a final plan for approval by the Planning Commission shall occur not more than two 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 Planning Commission prior to the end of this period.
2. 
Except for any modifications or changes required by the Planning Commission, the final plans shall conform to the approved preliminary plan. Where, in the opinion of the Planning Commission, there have been modifications or changes, other than those required by the Planning Commission, made to the approved preliminary plan, the plan shall be submitted again as a preliminary plan.
3. 
A final plan may be prepared for only a portion of the approved preliminary plan where so desired by the developer, however, any such partial final plan shall incorporate at least 10% of the area of the preliminary plan.
4. 
Submission of the Final Plan. Final plans and all accompanying documentation shall be submitted and distributed in the same manner as prescribed in § 303(1) and (2).
5. 
Improvements. No final plan shall be reviewed by the Planning Commission unless the developer has 1) installed all improvements required by the preliminary plan and received a certificate of completion from the Board of Supervisors, or 2) has submitted with the final plan application a performance guarantee to insure installation and construction of all required improvements. The final responsibility for installation of improvements shall rest with the developer. Upon installation of improvements, the developer shall take the final steps to indicate the improvements to the Board of Supervisors and request acceptance. See § 507 for other requirements. All requirements pursuant to improvements, performance guarantees, etc., shall be in accordance with Act 170 of 1988, as amended.
6. 
Action on Final Plan by the Planning Commission. Action on the final plan shall be taken in the same manner as for preliminary plans, except no conditional approval shall be granted. Also, the Planning Commission shall give its written recommendation for approval or disapproval to the Board of Supervisors within seven days of action on the final plan.
7. 
Action on Final Plan by the Board of Supervisors.
A. 
The Board of Supervisors shall either approve or disapprove the final plan not later than 90 days following the date of the regular meeting of the Planning Commission next following the date the application submission is filed and accepted as completed; provided, that should the said next regular meeting occur more than 30 days following the filing of the application, the said ninety-day period shall be measured from the 30 days following the day the application has been filed. No conditional approval shall be granted. Copies of the Board of Supervisors decision shall be sent to the Planning Commission, Township Engineer, Township Solicitor and Code Enforcement Officer as well as to the developer.
B. 
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.
C. 
When the application is not approved in terms as filed, the decision of the Board of Supervisors shall specify the defects found in the application and describe the requirements which have not been met and shall, in each case, cite to the provisions of the statute or ordinance relied upon.
D. 
Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and in the manner required herein shall be deemed an approval of the application in terms as presented unless the applicant has agreed in writing to an extension of time or change in the prescribed manner of presentation of communication of the decision, in which case, failure to meet the extended time or change in manner of presentation of communication shall have like effect.
8. 
Recording of Plan.
A. 
Upon approval of a final plan, the developer shall record the plan in the office of the County Recorder of Deeds within 90 days. The developer shall return two sets of the approved final plan to the Township Engineer, said sets bearing the recorder's signature, seal, date recorded and the plan book and page where recorded.
B. 
If the plan is not recorded within 90 days, final plan approval shall be null and void unless an extension of time has been granted by the Board of Supervisors.
C. 
The recording of the final plan has the effect of an irrevocable offer by the developer to dedicate all streets and other public areas to public use. Such offer to dedicate does not, however, impose any duty upon the Board of Supervisors for maintenance or improvements until and unless the Board of Supervisors has made appropriation by ordinance or resolution, by entry or improvement. Any streets or public areas not being dedicated to the Board of Supervisors or any conditions attached to the dedication shall be noted prominently on the plan to be recorded. Developers shall notify prospective buyers in writing of lots having no public right-of-way for access.
[Ord. 101, 9/14/1993, § 306]
1. 
Plans submitted for final review shall include all information required in § 304 above, plus the following:
A. 
Signature block that will be in the same form as that required for preliminary plan, except it shall state "recommended for approval by the Planning Commission." In addition, a signature block shall be included for approval by the Chairman and Vice Chairman of the Board of Supervisors, including the date of such approval.
B. 
Updated material from the approved preliminary plan.
C. 
Seal or stamp of an engineer and/or surveyor as required by State law.
D. 
Certification by a licensed engineer and/or surveyor in accordance with State law that the survey and plan is correct and true to the specifications shown and according to the requirements of this Chapter, and that monuments have been placed as shown on the plan.
2. 
The final plan shall not be approved until the improvements are installed and maintained in a satisfactory state of repair or until a suitable performance guarantee is provided in accordance with other Sections of this Chapter and also as set forth in Act 170 of 1988, as amended.
3. 
Materials submitted with the final plan include, but are not limited to, deed restrictions, copies of detailed record drawings and specifications, if any, which would provide a record of improvements installed. Such detailed record drawings and specifications shall show drainage facilities, on-lot disposal systems, water supply systems, streets, other utilities, etc. Such detailed record drawings for the stormwater management facilities shall show the following:
A. 
A certification of completion from a registered professional engineer verifying that all permanent facilities have been constructed according to the approved plans and specifications and approved revisions thereto.
B. 
All approved revisions; inlet grate, pipe invert and detention basin outlet structure locations and elevations; and a topographic survey (where applicable) of all constructed detention facilities.
4. 
In lieu of the completion of any improvements required as a condition for final approval, the developer shall provide for the deposit with the Board of Supervisors of a corporate bond or other financial security acceptable to the Board of Supervisors in an amount sufficient to cover the costs of improvements all in accordance with the requirements as set forth in Act 170 of 1988, as amended.
5. 
Upon completion of improvements, the developer shall provide the Board of Supervisors with a notarized certificate of completion stating that the required improvements have been installed in accordance with the specifications. Such certificate shall be transmitted by certified or registered mail to the Board of Supervisors and Township Engineer by the developer. Within 10 days of receipt the Board of Supervisors shall authorize the aforesaid authorization, the Township Engineer shall transmit to the developer and the Board of Supervisors by certified or registered mail his detailed report which shall indicate approval or rejection of said improvements in whole or in part. The Board of Supervisors shall notify the developer of its decision by certified or registered mail. The developer shall reimburse the Planning Commission for all inspections by the Township Engineer necessary to assure compliance with this Part, pursuant to the provisions of Act 170 of 1988, as amended.
[Ord. 101, 9/14/1993, § 307]
If changes are desired or directed to be made to the plan after final approval, request must be made to the Planning Commission. The procedure thereafter will be determined by the nature of the changes requested and whether they will necessitate approval by any other governmental bodies.