The purpose of the final plan is to require formal approval by the Board of Supervisors before plans for all subdivisions and land developments are recorded.
A.
Submission deadline. Applicants shall submit a final plan within one year from the date of the conditional approval of the preliminary plan by the Board of Supervisors, unless an extension, in writing, has been granted by the Board of Supervisors. Failure to comply with this requirement shall render the preliminary plan null and void and a new preliminary plan must be submitted.
B.
Requirements.
(1)
The final plan submitted shall conform to the changes recommended during the preliminary plan review and shall provide the information required by § 175-29. The final plan shall also contain the following certification signed by the developer's professional engineer: "This plan fully conforms to the changes and requirements required by the Board of Supervisors during review of the preliminary plan. The submitted plan does not contain any revisions except those that are brought to the attention of the Township Engineer pursuant to § 175-28C of the Forks Township Subdivision and Land Development Ordinance."
C.
Submission.
(1)
The applicant shall submit two full-size sets of the plan, and five reduced-size sets no less than 11 inches by 17 inches. In addition, a complete set of the sketch plan shall be submitted in electronic format (e.g., PDF). The submission shall be made to the Administrator, by certified mail or by delivery in person, no later than 4:00 p.m. at least 14 calendar days prior to the next regularly scheduled Planning Commission meeting. It is the applicant's responsibility to be aware of and adhere to any additional procedures established by resolution of the Board of Supervisors, which will be on file in the Township offices.
[Amended 11-19-2020 by Ord. No. 366; 7-15-2021 by Ord. No. 374]
(2)
Revisions to submitted plans shall be coordinated with the Township Engineer's review letter. Revisions shall be "bubbled" and "highlighted" and denoted with the review letter's itemized comments number.
D.
Forwarding by administrator. The administrator shall log in the plans, stamp the receipt date on the plans and forward copies to the Township Engineer and other Township officers and agencies for review.
E.
Review. The plan shall be placed on the agenda of the next Planning Commission meeting. If the Township Engineer's review letter is completed and distributed to the Planning Commission by 4:00 p.m. the Friday preceding said Planning Commission meeting, then the plan shall be considered at said meeting. If not, then the Planning Commission shall have the right to table the plan until the next Planning Commission meeting. The Township Engineer may also engage the services of outside consultants to assist in the review of the application. The applicant shall be responsible for those costs and fees so incurred.
[Amended 7-15-2021 by Ord. No. 374]
F.
Forwarding of plans. The applicant shall submit the required fees, application form and one copy of the plan and the supporting documents to the Lehigh Valley Planning Commission for its review.
G.
Attendance. The applicant or the applicant's duly authorized representative shall attend the Planning Commission meeting to discuss the submitted plans. Failure to appear may be sufficient cause for plan disapproval.
H.
Review and action by the Planning Commission. The Planning Commission shall:
(1)
Review all applicable reports.
(2)
Determine whether the plan meets the requirements of this chapter and other ordinances.
(3)
Discuss the plan with the applicant or the applicant's agents or representatives.
(4)
Recommend revisions so that the plan will conform to this chapter and other ordinances.
(5)
Recommend approval, conditional approval or disapproval of the plan to the Board of Supervisors.
I.
Site inspection. The Planning Commission and Board of Supervisors have a right to conduct site inspections of the proposed subdivision or land development prior to taking action upon the plan. If weather conditions prevent a proper and adequate inspection, the Planning Commission and Board of Supervisors may take conditional action subject to a subsequent inspection. The owner shall make the premises available to the Planning Commission members and Board of Supervisors for said purposes and provide a guide if requested.
J.
Review by the Board of Supervisors. After the Planning Commission has completed its review, the Board of Supervisors shall:
K.
Public hearing. The Board of Supervisors may hold a public hearing prior to rendering its decisions on any final plan.
L.
Action by the Board of Supervisors. All applications for approval of a plan, whether preliminary or final, shall be acted upon by the Board of Supervisors. The Board of Supervisors shall render its decision and communicate it to the applicant 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 next regular Planning Commission meeting occur more than 30 days following the filing of the application, or the final order of the court, the ninety-day period shall be measured from the 30th day following the date the application has been filed.
M.
Notification of applicant. 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. When the application is not approved in terms as filed, the decision shall specify the defects found in the application and describe the requirements which have been met and shall, in each case, cite to the provisions of the statute or ordinance relied upon.
N.
Timeliness. 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.
O.
Development in phases.
(1)
In the case where development is projected over a period of years, the Supervisors may authorize submission of final plats by phases of development, subject to such requirements or guarantees as to improvements in future phases of development as they find essential for the protection of any finally approved phase of the development.
(2)
Each section or phase in any residential subdivision or land development, except for the last section or phase, shall contain a minimum of 25% of the total number of dwelling units depicted on the preliminary plan, unless a lesser percentage is approved by the Board of Supervisors, in its discretion.
(3)
If the final plan is to be submitted in phases, each phase shall relate logically to provide continuity of access, extension of utilities and availability of amenities. Each phase shall be designed so that the improvements therefor can function completely and separately from improvements in any incomplete phase.
(4)
In the case of the development of a subdivision or land development in phases, then, unless prior written permission is obtained from the Supervisors, the developer shall not commence any work in any subsequent phase until all of the required municipal improvements have been completed, as determined by the Township Engineer.
(5)
In the case of a preliminary plan calling for the installation of improvements beyond the five-year period from the date of preliminary approval, a schedule shall be filed by the landowner with the preliminary plat delineating all proposed sections, as well as deadlines which applications for final plan 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 plan approval, until final plan approval of the final section has been granted, and any modification in the aforesaid schedule shall be subject to the approval of the Supervisors in its discretion.
P.
Effect of decision of the Board of Supervisors.
(1)
Where conditional approval has been granted, the conditions must be satisfied within one year. If the conditions are not satisfied within one year, the conditional approval shall lapse and the plan must be resubmitted to the Board of Supervisors.
(2)
The approval of the final plan by the Board of Supervisors shall not constitute an acceptance of the dedication of a street or other proposed public way, space or area shown on the final plan. The conditions of acceptance shall be as set forth in the improvement agreement. If the Board of Supervisors elects to accept lands offered for dedication, the submission shall be accompanied by duly executed instruments of conveyance to the Township. Such instruments shall be accompanied by a certification that the title thereof is free and unencumbered.
(3)
Approval of a preliminary plan shall constitute conditional approval of the subdivision or land development as to the character and intensity, but shall not constitute approval of the final plan or authorize the sale of lots or construction of buildings.
[1]
Editor's Note: See also the Applications for Review of Plans and the Article VII Final Plan Checklist, included as attachments to this chapter.
A.
Plans required. All plans shall be prepared, signed and sealed by a professional engineer, professional land surveyor or landscape architect functioning within their limits as prescribed by their licensing boards. The following plans shall be required and shall show the information set forth in Subsections B through K as applicable. Plans may be combined if, in the discretion of the Planning Commission, clarity of the plan will not be impaired.
B.
Drafting standards required for all plans.
(1)
Plans shall be prepared on a standard sheet of 24 inches by 36 inches or 30 inches by 42 inches, except when the Planning Commission approves of other size plans. Standard sheet size shall be consistent throughout the entire plan set of the application.
(2)
All information shall be legibly and accurately presented.
(3)
Plans shall be drawn at a scale acceptable to the Township Engineer.
(4)
All dimensions shall be set in feet and decimal parts thereof and bearings in degrees, minutes and seconds.
(5)
Each sheet shall be numbered and shall show its relationship to the total number of sheets. If match lines are employed, a legend showing sheet relationship shall be provided.
(6)
Plans shall be so prepared and shall bear an adequate legend to indicate clearly which features are existing and which are proposed.
(7)
Where any revision is made or when the plan is a revision of a previously approved plan, dotted lines shall be used to show features or locations to be abandoned and solid lines to show the currently proposed features. Notations of revisions shall be dated.
(8)
The boundary line of the subdivision shall be shown as a heavy line.
C.
General information required on all plans.
(1)
Titled: "Final Plan - Major Subdivision."
(2)
Sheet title.
(3)
Name and location of subdivision or land development.
(4)
Both graphic scales and written scales, one inch equals 100 feet preferred.
(5)
Date of plan and all subsequent revision dates.
(6)
Name, address, signature and seal to the professional's statement (See Appendix A.[1]) of any licensed professional qualified to prepare the plan.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(7)
North arrow.
D.
Information required on all layout, grading and storm drainage and utility plans.
(3)
Location of existing man-made features on the site and within 100 feet from the site being subdivided or developed:
(a)
Streets and rights-of-way, including name and right-of-way widths on the site and on immediately adjacent tracts.
(b)
Existing lot layout on the site and on immediately adjacent tracts.
(c)
Historic sites or structures, including name and description.
(d)
Sewer lines, storm drains and culverts.
(e)
Bridges.
(f)
Utility easements, restrictive covenants and any easements. Easements shall be defined by bearings and distances.
(4)
Proposed features.
(a)
Layout of streets with center lines, cartways and rights-of-way and proposed names.
(b)
Layout of lots with identification number.
(c)
Building setback lines from all lot lines.
(d)
In nonresidential developments and planned residential developments, the arrangement and use of buildings and parking areas, with all necessary dimensions and number of parking spaces. Elevations and perspective sketches of proposed buildings are encouraged.
(e)
Rights-of-way, restrictive covenants and easements for all drainage, utilities or other purposes which might affect development.
(f)
Sidewalks and pedestrian paths.
(g)
Open space areas (if applicable).
(h)
Recreation facilities (if applicable).
(i)
Proposed monuments with reference to proposed improvements.
(j)
Sight distances shall be shown at the intersection of any proposed street with existing streets. Sight distances shall be measured pursuant to PennDOT requirements.
(5)
Protective covenants providing for:
(a)
Building setbacks.
(b)
Corner lot sight easements.
(c)
Utility, drainage and slope easements.
(d)
Well and sewage disposal systems shall be constructed in accordance with recommended standards of the Pennsylvania Department of Environmental Protection (if appropriate).
(e)
Individual owners of lots must apply to the Township for a sewage permit prior to undertaking the construction of an on-lot sewage disposal system (if appropriate).
(f)
The Planning Commission and Board of Supervisors have not passed upon the feasibility of any individual lot or location within a lot being able to sustain any type of well or sewage disposal system (if appropriate).
E.
Plot plan and layout plan; additional required information.
(2)
The owner's statement of acknowledgment. (See Appendix A.[2])
(a)
The owner shall acknowledge the statement contained in Appendix A before an officer authorized to take acknowledgments.
(b)
The seal of a notary public or other qualified officer acknowledging the owner's statement of acknowledgment shall be impressed to the plan.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3)
Approval/review signature blocks for (See Appendix A.[3]):
(a)
The Township Supervisors.
(b)
The Township Planning Commission.
(c)
A three-inch-by-five-inch space for the Township's approval stamp located in lower right-hand comer.
(d)
Review by the Lehigh Valley Planning Commission.
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4)
Location map at a scale of one inch equals 2,000 feet showing the relation of the site to adjoining properties and streets. The map shall encompass an area of eight inches by eight inches centered around the site.
(5)
Project summary list. The following information shall be listed on the plan:
(a)
The total acreage of site.
(b)
The applicable zoning district(s) with requirements.
(c)
The total number of lots in the development.
(d)
The density of dwelling units per acre.
(e)
The required lot size.
(f)
The proposed lot size (maximum, minimum and average).
(g)
The open space required (if applicable).
(h)
The open space proposed (if applicable).
(i)
The type of water systems.
(j)
The type of sanitary disposal systems.
(k)
The linear feet of the new road.
(l)
The deed source (volume and page).
(m)
The Tax Map (block and lot).
(n)
Yard setback lines.
(6)
Proposed features.
(a)
Layout of lots with identification number.
(b)
All dimensions shall be to the nearest 1/100 of a foot with a maximum closure error of 0.01 foot and areas of lots expressed in both square feet and acres.
(c)
Streets.
[1]
Proposed names.
[2]
Cartway and right-of-way width.
[3]
Center line with bearings, distances and curve data.
[4]
Rights-of-way and curblines with radii at intersections.
[5]
Beginning and end of proposed construction.
[6]
Tie-ins by courses and distances to intersections of all public roads, with their names and widths of cartway and right-of-way.
(d)
Building setback lines from all lot lines.
(e)
Right-of-way, restrictive covenants and easements for all drainage, utilities or other purposes. Easements shall be defined by bearings and distances.
(f)
Building numbers as assigned by the Township.
F.
G.
Grading and storm drainage plan.
(1)
Existing and proposed contour lines at intervals of two feet if slope is 15% or less, five feet if slope is over 15% and up to 20% and 20 feet if slope exceeds 20% shall be shown. Contour intervals shall be based on a field survey or photogrammetric procedure.
(2)
Street center-line data and stations corresponding to the profile.
(3)
Storm drainage.
(a)
Location and size of line with stations corresponding to the profile.
(b)
Location of inlets with invert elevation of flow line and grade at the top of each inlet.
(c)
Watershed areas for each drainage structure.
(d)
Property lines and ownership, with details of easements where required.
(e)
Beginning and end of proposed construction.
(f)
Location of all other drainage facilities and public utilities in the vicinity of storm drain lines.
(g)
Hydraulic design data for culverts and/or bridge structures.
(4)
Location and size of proposed drainage swales.
H.
Utility plan.
(1)
If on-lot sanitary disposal systems are being proposed:
(a)
Existing and proposed contour lines at intervals of two feet if slope is 15% or less, five feet if slope is over 15% and up to 20% and 20 feet if slope exceeds 20% shall be shown. Contour intervals shall be based on a field survey or photogrammetric procedure.
(b)
Proposed location of wells.
(c)
Proposed or typical location of dwelling.
(d)
Proposed location of subsurface disposal field and alternate field.
(e)
Location of percolation test holes and soil probe pit.
(f)
Location and extent of various soil types within the site, with the DEP definition for each.
(g)
Permanent and seasonal high-water table areas.
(2)
If centralized sanitary sewers are being proposed:
(a)
The location and size of line with stations corresponding to the profile.
(b)
The location of manholes with invert elevation of flow line and grade at the top of each manhole.
(c)
The property lines and ownership, with details of easements where required.
(d)
The beginning and end of proposed construction.
(e)
The location of laterals.
(f)
The location of all other drainage facilities and public utilities in the vicinity of sanitary sewer lines.
(4)
Streetlighting.
J.
Road profiles.
(1)
Profile of existing ground surface along center line of street.
(2)
Proposed center-line grade with percent on tangents and elevations at fifty-foot intervals.
(3)
All vertical and horizontal curve data, including length, elevations and minimum sight distance as required by Article X, Design Standards.
(4)
A plan view shall appear on each profile sheet.
K.
Sanitary sewer and storm drain profiles.
(1)
Profile of existing ground surface with elevations at top of manholes or inlets.
(2)
Profile of storm drain or sewer showing type and size of pipe, grade, cradle, manhole and inlet locations and invert elevations along flow line.
(3)
All line crossings of other utilities.
(4)
Invert elevations along flow line at manholes, inlets and at line crossings of other utilities.
L.
Details.
(1)
Cross sections and specifications for street construction as required by Article XI, Required Improvements.
(2)
Drainage swale cross section and construction materials.
(3)
Pipe bedding details.
(4)
Storm drainage structures.
(5)
Sanitary sewer structures.
(6)
Curb and sidewalk details.
(7)
Any other details that may be deemed necessary.
M.
Supportive documents and information.
(1)
All private deed restrictions already imposed or to be imposed as a condition to sale.
(2)
Agreement for any street not offered for dedication. Such agreement shall state who is responsible for the improvement and maintenance of such streets until dedicated to the Township. If an association of lot owners is made responsible, such association must be legally organized prior to plan approval.
(3)
A formal contract providing for the maintenance of open space and the method of management, together with all offers of dedication and covenants governing the reservation and maintenance of undedicated open space, bearing the certificate of approval of the Township Solicitor (if applicable).
(4)
Impact analysis. The Planning Commission or Board of Supervisors may require the submission of revised impact analysis to reflect any changes in the final plan from the preliminary plan. Such revised impact analysis shall conform to the requirements of § 175-26L(7).
(5)
All signed agreements or contracts with utility companies, water companies or authorities or sewage companies or authorities for the provision of services to the subdivision. Planning modules for land development approved by the appropriate state or federal agencies shall also be submitted to the Township.
(6)
Storm drainage calculations. All calculations relating to facilities appearing on the grading and storm drainage plan and the erosion and sedimentation plan shall be submitted for review by the Township Engineer. See Chapter 163, Stormwater Management.
(7)
Legal descriptions of roadways and easements to be dedicated to the Township.
(8)
Any other documents or information which the Board of Supervisors may require in order to clarify the submittal and carry out the intent of this chapter.
N.
Architectural drawings.