A. 
Within six months after Borough Planning Commission approval of the preliminary subdivision or land development plan, a final subdivision or land development plan and all necessary supplementary data shall be delivered to the Borough Building Inspector. An extension of time may be granted by the Borough Council upon written request. Otherwise, the plan submitted shall be considered as submission of a new preliminary plan if delivered after six months.
B. 
The final plan shall conform in all respects to the preliminary plan as previously approved by the Borough Planning Commission and shall incorporate all modifications or conditions required at the time of preliminary approval.
C. 
The Borough Planning Commission may permit submission of the final plan in sections, each covering a reasonable portion of the entire proposed subdivision, as shown on the approved preliminary plan.
D. 
Submission of final plans with preliminary plans is discouraged. However, a subdivider or developer may do so at his own risk. The preliminary plan must be considered first, but, at the discretion of the Planning Commission, both preliminary and final plans can be approved at the same meeting (subject to county and Borough Council approval).
A. 
Application letter. A letter of application (and 12 copies) shall be directed to the Borough Building Inspector by the subdivider or developer. The letter shall specify what changes, additions and deletions have been made to the information which accompanied the preliminary plan and identify the changes, additions or deletions requested by the Planning Commission. All required fees and drawings shall accompany the letter. Information relative to agreements or requirements not shown on the drawings shall also accompany the letter, as shall a draft of the agreement. (See § 250-19.) The basic format shall be the same as for the preliminary application.
B. 
Application fee. As may be required by § 250-12B.
C. 
Copies of final plan and supplemental information. Twelve copies of the final subdivision or land development plan shall be submitted to the Borough Building Inspector no later than 10 days prior to the meeting at which the plan is to be filed. The submission shall conform to the specifications as required in § 250-18 of this article.
D. 
Receipt of plan application. When application for approval of the plan is received by the Borough Building Inspector, the date of receipt shall be stamped thereon.
E. 
Filing of final subdivision and/or development plan. At each regularly scheduled monthly meeting of the Planning Commission, the Borough Building Inspector shall present for filing all final subdivision and/or development plan applications received since the last scheduled monthly meeting, but no later than 10 days prior to the meeting. Each such application received shall be recorded in the minutes as having been filed with the Planning Commission for review.
A. 
Format. The subdivision or land development plan shall conform to the form established in § 250-13A.
B. 
Other final plan requirements to be included on the drawing.
(1) 
The total tract boundary lines of the area being subdivided or developed, with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. These boundaries shall be determined by accurate survey in the field, which shall be balanced and closed with an error of closure not to exceed one foot in 7,000 feet; provided, however, that the boundary(ies) adjoining additional unplatted land of the subdivider or developer (for example, between separately submitted final plan sections) is not required to be based upon field surveys 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 or developed. In addition, the engineer or surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(2) 
All final dimensions and bearings of street and lot lines, including radii of curves and arcs and delta angles of all curves.
(3) 
All final lot numbers and house numbers.
(4) 
All final easements and rights-of-way.
(5) 
Building setback lines.
(6) 
Appropriate spaces for written approval of said plan by the Borough Planning Commission, the Council, the County Planning Commission and the County Recorder of Deeds, and such other legal information as may be required by the current approved Borough format.
(7) 
Location of permanent conservation measures.
(8) 
All offers of dedication, or covenants governing the reservation and maintenance of undedicated open space.
(9) 
Such private deed restrictions, including anti-lot-reduction clauses and building setback agreements, 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 to the land being subdivided or developed.
(10) 
All final plans shall have the required certificates, affidavits and approvals as specified in Appendix A of this chapter.[1]
[1]
Editor's Note: Appendix A is included at the end of this chapter.
[Amended 3-16-1999 by Ord. No. 1094]
A. 
Agreements.
(1) 
Prior to granting final approval of a subdivision or land development plan, the Borough Council shall have the Borough Solicitor review the agreement providing that the subdivider or developer shall complete the required improvements and incorporate in the agreement any specified matters which the subdivider or developer shall perform and which are not shown in the plans or maps and including therein an agreement to provide a completion bond to guarantee performance of said contracts. Said agreement, prepared by legal counsel of the subdivider or developer, shall be executed and the proper bonds furnished and all fees paid before a final approval is granted.
(2) 
If there is a case where land development is not intended for the immediate erection of buildings where streets, curbs, gutters, streetlights, fire hydrants, water and sewage facilities and other improvements may not be possible to install as a condition precedent to final approval of plans, the Borough Council shall have the Borough Solicitor prepare an agreement providing that the subdivider or developer shall commit himself to the above agreements as a condition precedent to the erection of building(s) on lands included in the approved plan.
B. 
Conditions of approval. Every approval, except as provided in § 250-19A(2), shall be subject to the following conditions:
(1) 
The developer or subdivider shall agree, in writing, in a form to be approved or prepared by the Solicitor of the Borough, that he will lay out and improve the streets, sanitary sewers, if required, and construct all of the improvements, including necessary drainage facilities and grading, paving, curbs, gutters, and other street improvements, including storm sewers. The subdivider or developer shall also erect such monuments within each development as are required by the Borough Engineer.
(2) 
The developer or subdivider shall furnish a bond in such amount, under such conditions, with approved surety as shall be required by the Borough Council, to guarantee the performance of said contract and to secure the completion by the Borough. The developer or subdivider shall make all repairs necessary to restore the improvements to such a condition satisfactory to the Borough Council, in order to relieve the Borough of expense of restoring the improvements to their original condition.
(3) 
In lieu of a bond, the applicant may deposit cash or securities with the Borough or a bank or trust company, or a construction mortgage (if such construction mortgage will reserve or segregate a sufficient amount necessary from the construction funds), for the payment of the costs of such improvements to guarantee performance of said contract and to secure completion of the improvements upon an escrow agreement to be prepared or approved by the Borough Solicitor and approved by the Borough Council. The escrow agent for the deposits of such cash or securities shall be designated and selected or approved by the Borough Council.
A. 
Review shall be conducted in the same manner and by the same procedures as set forth in § 250-14 for preliminary plans.
B. 
Action by Allegheny County Planning Commission. The proposed development or land subdivision shall be submitted by the owner to the Allegheny County Planning Commission for its review and signature before the final plan to the Borough Planning Commission.
C. 
Action by Planning Commission. When all the requirements of this article are met and review is favorable, the Planning Commission shall authorize its Chairman to endorse the plan approved by the Planning Commission, together with the date of such action, and forward the plan to the Borough Council. All actions by the Borough Planning Commission must be within 60 days of the submission of the preliminary plan to the Borough Planning Commission at a public meeting.
D. 
Review by Borough Council. When a final plan has been officially submitted to the Borough Council by the Planning Commission, as indicated, such plan shall be placed on the agenda of the Council for review at its next regularly scheduled meeting. At a regularly scheduled meeting, the Borough Council shall review the final plans and the written reports thereon of the Borough Planning Commission and other agencies.
E. 
Action by Borough Council.
(1) 
Action by the Council may be favorable, finally approving the application, or disapproving the application of which the plans form a part. The findings and reasons upon which the Council's action is based shall be given, in writing, citing the provisions of this chapter relied upon, to the subdivider or developer within 10 days after the meeting at which action is taken, with appropriate notification also to the Planning Commission.
(2) 
The action of the Council shall be noted, together with the date of action, and signature of the President and Secretary on the final plan. Copies of the final subdivision or land development plan, with the appropriate endorsement of the Borough Council and the Planning Commission, shall be distributed as follows:
(a) 
Two prints and one original to the subdivider or developer.
(b) 
One print to the Planning Commission.
(c) 
One print to the Allegheny County Planning Commission.
(d) 
One print to be filed in the office of the Borough Secretary.
(e) 
One reproducible to be filed in the office of the Borough Building Inspector.
(3) 
The Council shall render its decision and communicate it to the applicant not later than 90 days after the final plan application is filed with the Borough Planning Commission in accordance with this chapter.
(4) 
Failure of the Council to render a decision and communicate it to the applicant within the time and in the manner required herein shall be deemed as 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 the manner of presentation of communication shall have like effect.
[Amended 3-16-1999 by Ord. No. 1094]
A. 
Upon the approval of a final plat, the developer shall, within 90 days of such final approval, record such plat in the office of the Recorder of Deeds of the county in which the Borough is located. The Recorder of Deeds shall not accept any plat for recording unless such plat officially notes the approval of the Borough Council and review by the County Planning Agency.
B. 
The recording of the plat shall not constitute grounds for assessment increases until such time as lots are sold or improvements are installed on the land included within the subject plat.
[Added 3-16-1999 by Ord. No. 1094]
After a plat has been approved and recorded as provided in this chapter, all streets and public grounds on such plat shall be and become a part of the Official Map of the Borough without public hearing.
A. 
This chapter shall not be construed to require the subdivider to comply with resubdivision procedures in each and every case for minor shifts in lot lines because of excessive topography or similar types of development problems. For purposes of review, however, the Borough shall be solely responsible for review and approval of resubdivisions involving lot line changes. If major street changes or other modifications to easements or rights-of-way are involved, the County Planning Commission shall be notified and its recommendations required.
B. 
Lot lines may be changed from those shown on a recorded plan, provided that in making such changes:
(1) 
No lot or tract of land shall be created or sold that is smaller than the minimum dimensions required by Chapter 290, Zoning.
(2) 
Easements shall not be changed.
(3) 
No lot shall be created which does not abut a street.
(4) 
The character of the area shall be maintained.
C. 
In every case wherein lot lines are changed as permitted above, the subdivider shall prepare a plan suitable for recording and submit said plan for the approval of the Borough Planning Commission and the Borough Council (which shall specifically identify the previous record plan, thus superseded) and record the plan.
D. 
If the street changes are also necessary, the above procedure shall be followed after comments are received from the County Planning Commission.
[Added 3-16-1999 by Ord. No. 1094]
Changes in this chapter shall affect plats as follows:
A. 
From the time an application for approval of a plat, whether preliminary or final, is duly filed as provided in this chapter, and while such application is pending approval or disapproval, no change or amendment of this chapter, Chapter 290, Zoning, or other governing ordinance or plan shall affect the decision on such application adversely to the applicant, and the applicant shall be entitled to a decision in accordance with the provisions of the governing ordinances or plans as they stood at the time the application was duly approved. The applicant shall be entitled to final approval in accordance with the terms of the approved preliminary application as hereinafter provided. However, if an application is properly and finally denied, any subsequent application shall be subject to the intervening change in governing regulations.
B. 
When an application for approval of a plat, whether preliminary or final, has been approved without conditions or approved by the applicant's acceptance of conditions, no subsequent change or amendment in this chapter, Chapter 290, Zoning, or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence and to complete any aspect of the approved development in accordance with the terms of such approval within five years from such approval.
C. 
Where final approval is preceded by preliminary approval, the aforesaid five-year period shall be counted from the date of the 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 this chapter or the governing ordinance or plans as they stood at the time when the application for such approval was duly filed.
D. 
Where the landowner has substantially completed the required improvements as depicted upon the final plat within the aforesaid five-year limit, or any extension thereof as may be granted by the Borough Council, no change of any ordinance or plan enacted subsequent to the date of filing of the preliminary plat shall modify or revoke any aspect of the approved final plat pertaining to zoning classification or density, lot, building, street or utility location.
E. 
In the case of a preliminary plat calling for the installation of improvements beyond the five-year period, a schedule shall be filed by the landowner with the preliminary plat delineating all proposed sections as well as deadlines within which applications for final plat approval of each section are intended to be filed. Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plat approval, until final plat approval of the final section has been granted, and any modification in the aforesaid schedule shall be subject to approval of the Borough Council in its discretion.
F. 
Each section in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan, unless a lesser percentage is approved by the Borough Council in its discretion. Provided the landowner has not defaulted with regard to or violated any of the conditions of the preliminary plat approval, including compliance with landowner's aforesaid schedule of submission of final plats for the various sections, then the aforesaid protections afforded by substantially completing the improvements depicted upon the final plat within five years shall apply, and for any section or sections, beyond the initial section, in which the required improvements have not been substantially completed within said five-year period, the aforesaid protections shall apply for an additional term or terms of three years from the date of final plat approval for each section.
G. 
Failure of landowner to adhere to the aforesaid schedule of submission of final plats for the various sections shall subject any such section to any and all changes in this chapter, Chapter 290, Zoning, and other governing ordinances enacted by the Borough subsequent to the date of the initial preliminary plan submission.