[Ord. 2007-07, 12/11/2007, § 1]
1. 
Copies of this chapter shall be available at cost on request for the use of any person who desires information concerning subdivision and land development standards and procedures in effect within Manchester Township.
2. 
Any prospective applicant may request a conference with the Planning Commission at its next regular meeting to discuss and review tentative plans and discuss the applicability of the provisions of this chapter.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
At least 22 days prior to the next regularly scheduled Planning Commission meeting, the applicant may submit a sketch plan in accordance with the provisions of this chapter.
A. 
At least seven copies of a formally submitted sketch plan shall be submitted to the Township.
B. 
While no formal review is required, copies will be sent to the following so that they maybe aware of proposed projects:
(1) 
One copy shall be submitted to the Township Planning Commission for review and recommendation.
(a) 
This copy shall be retained by the Secretary of the Planning Commission for the record.
(2) 
One copy shall be transmitted to the Township Engineer.
(3) 
One copy shall be transmitted to the Township Zoning and Planning Officer for a review for compliance with the provisions of this chapter and the provisions of Chapter 27, "Zoning."
(4) 
One copy shall be transmitted to the Township Department of Fire Services.
(5) 
One copy shall be transmitted to the Township Department of Public Works.
(6) 
One copy shall be transmitted to the Township Traffic Consultant.
C. 
Since this is not a formal review the cost associated with the filing of a sketch plan shall be accumulated until a preliminary or final plan (in the instance no preliminary plan is required) is reviewed.
2. 
The Planning Commission shall then review the sketch plan with reference to the following considerations:
A. 
Any comprehensive plan proposals.
B. 
Site suitability for the particular type of development proposed including any connections to existing infrastructure.
C. 
The availability of services and facilities necessary to the proposed development of subdivision.
D. 
The improvements, design and dedications or reservations required by these regulations.
E. 
Any State highway, either existing or proposed by the Pennsylvania Department of Transportation which may be affected by the proposed development or subdivision.
3. 
Within 15 days of review by the Planning Commission, of the sketch plan submitted in accordance with this chapter, a report shall be sent to the applicant indicating recommendations as to changes that should be made in the layout of the subdivision or land development before preparation of the preliminary plan.
4. 
The sketch plan shall not constitute formal filing of a plan with the Township.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
At least 22 days prior to the next regularly scheduled Planning Commission meeting, the applicant shall submit 10 copies of the preliminary plan to Manchester Township.
A. 
The preliminary plan shall be drawn by a registered surveyor or a registered professional engineer licensed as such in the Commonwealth of Pennsylvania or by any other person or persons as designated by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq.
B. 
The applicant shall also submit three copies of the required supporting data.
C. 
All plans shall comply with the requirements of Part 4 of this chapter.
2. 
In the event the preliminary plan covers but a portion of the tract to be subdivided or developed an additional drawing showing the proposed street system, public spaces and other features which will be pertinent to the development of the entire tract shall be submitted to the Planning Commission as supporting documentation.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
The Township shall distribute copies of the preliminary plan and supporting data to other official public agencies for review and recommendations as follows:
A. 
One copy shall be submitted to the Township Planning Commission for review and recommendation.
(1) 
This copy shall be retained by the Secretary of the Planning Commission for record.
B. 
One copy shall be transmitted to the Township Engineer for review of engineering requirements.
C. 
One copy shall be transmitted to the York County Planning Commission as required by § 22-104 of this chapter.
D. 
One copy shall be transmitted to the Township Zoning and Planning Officer for a review for compliance with the provisions of this chapter and the provisions of Chapter 27 "Zoning."
E. 
One copy shall be transmitted to the Township Department of Fire Services.
F. 
One copy shall be transmitted to the Township Department of Public Works for review of maintenance issues.
G. 
One copy shall be transmitted to the Township's Solicitor for review of possible legal issues.
H. 
One copy shall be transmitted to the Township Engineer Traffic Consultant for review of traffic engineering requirements.
I. 
One copy may be transmitted to the United States Postal Service for review and approval of street names and addressing schemes.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
A feasibility study on sewer and water facilities (see § 22-409).
2. 
An erosion and sedimentation control plan and evidence of submission to the York County Conservation District (see § 22-407).
3. 
A Pennsylvania Department of Environmental Protection plan revision module/or exemption.
4. 
A stormwater management plan in accordance with the Manchester Township Code of Ordinances, Chapter 26, known as the "Stormwater Management Ordinance."
5. 
A traffic study and recommendations as required in § 22-410.
6. 
All fees and deposits required by a resolution of the Township.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
All preliminary plans shall be subject to a recommendation of approval, modification or rejection by the Planning Commission prior to final action by the Board of Supervisors. Upon receipt of data required by this chapter, the Planning Commission shall, alone or jointly with the Board of Supervisors, review the preliminary plan with reference to the following:
A. 
The standards and requirements of this chapter.
B. 
Information received pursuant to plan referrals under § 22-304.
C. 
The requirements of the Township Zoning Ordinance [Chapter 27], ruling(s) by the Township's Zoning Hearing Board, Official Map and other applicable ordinances.
D. 
Any proposals contained in the Township Comprehensive Plan, public improvement plans or other adopted plans.
E. 
Site suitability for the particular type of development proposed.
F. 
The availability of necessary services and public facilities.
G. 
Any requested waivers and documentation supporting the request.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Upon review, the Planning Commission shall make recommendations to the Board of Supervisors as to the approval, conditional approval or disapproval of said preliminary plan as submitted. Such action shall take place at a regularly scheduled meeting of the Planning Commission or at a duly advertised special meeting.
2. 
The Township Manager shall be immediately notified, in writing, as to the action of the Planning Commission.
3. 
If the plan is recommended to be approved, conditionally approved, or disapproved, reasons for such action shall be noted in the letter to the applicant and copies made available to the Township Manager/Board of Supervisors along with the recommended necessary changes and/or additions, or conditions to the preliminary plan.
4. 
In the event that the Planning Commission fails to act on and make recommendations regarding the preliminary plan, such failure to act shall be interpreted by the Board of Supervisors as indicating favorable review.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Following formal action by the Planning Commission, the Board of Supervisors shall proceed alone or jointly with the Planning Commission with final review of the preliminary plan.
2. 
The Board of Supervisors may approve the plan in whole or in part or subject the plan to modifications or conditions or disapprove the plan.
3. 
When a preliminary plan is not approved in terms as filed;
A. 
The decision shall specify the defects found in the plan; and,
B. 
Describe the requirements which have not been met; and,
(1) 
In each case cite the provisions of the statute or ordinance relied upon.
4. 
The Board of Supervisors shall render a decision concerning the preliminary plan.
A. 
The decision shall be communicated, in writing, to the applicant within the time limits established in the Pennsylvania Municipalities Planning Code, as amended, 53 P.S. § 10101 et seq.
B. 
If the approval of the plan is conditional:
(1) 
The applicant shall indicate his agreement to the conditions at the time of approval by signing a form in the presence of the Board of Supervisors prepared by the Township listing the conditions imposed.
(2) 
A copy of the applicant's acceptance of the conditions shall be attached to the written decision of the Board of Supervisors.
(a) 
The decision shall be transmitted to the applicant by hand or by mail to the applicant's last known address.
C. 
Failure of the applicant to agree to the conditions imposed shall be a denial of the plan by the Board and the decision shall comply with the requirements of the previous subsection of this section.
5. 
Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and manner required by the Municipalities Planning Code, 53 P.S. § 10101 et seq., shall be deemed as a final approval of the preliminary plan.
A. 
Unless the applicant has agreed, in writing, to extend the time for approval, in which case failure to meet the extended deadline shall have like effect.
6. 
From the time a plan is submitted as provided in this chapter and while such plan is pending approval or disapproval:
A. 
No change or amendment of the following shall effect the decision on such plan adversely to the applicant:
(1) 
Zoning [Chapter 27].
(2) 
Subdivision [this chapter].
(3) 
Any other Township ordinance.
B. 
The applicant shall be entitled to a decision in accordance with the provisions of the Township ordinances or plans as they stood at the time the application was duly submitted.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Approval of the preliminary plan by the Board of Supervisors constitutes:
A. 
Conditional approval of the subdivision or land development as to the:
(1) 
Character of development.
(2) 
Intensity of development.
(3) 
The general layout of development.
(4) 
The approximate dimensions of streets.
(5) 
The approximate dimensions of lots.
(6) 
All other planned features.
B. 
This approval binds the applicant to the general scheme shown on the preliminary plan.
2. 
Approval of the preliminary plan:
A. 
Shall not constitute approval of the final plan.
B. 
Does not authorize:
(1) 
The recording of the preliminary plan.
(2) 
The sale of any lots or agreements to sell lots.
C. 
Does authorize the applicant:
(1) 
To proceed with preparation of the final plan.
(2) 
To proceed with installation and/or construction of improvements.
(a) 
The unconditional approval of the preliminary plan shall permit the applicant to construct the public improvements shown and approved as part of the preliminary plan.
1) 
Subject to the regulations regarding permitting and inspection of those public improvements.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
At least 22 days prior to the next regularly scheduled Planning Commission meeting, the applicant shall submit 10 copies of the final plan to Manchester Township.
A. 
The final plan shall be drawn by a registered surveyor or registered professional engineer licensed as such in the Commonwealth of Pennsylvania or by any other person or persons as designated by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq.
B. 
The applicant shall also submit three copies of the required supporting data.
C. 
All plans shall comply with the requirements of Part 4 of this chapter.
2. 
Submission of the final plan shall take place within three years after the approval of the preliminary plan by the Supervisors (if one was required).
A. 
If the applicant does not submit the final plan during that time:
(1) 
The approved preliminary plan becomes null and void.
(2) 
However, the applicant may, due to extenuating circumstances, apply for and receive a time extension from the Board of Supervisors upon recommendation of the Planning Commission.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
The Township shall distribute copies of the final plan and supporting data to other official public agencies for review and recommendations as follows:
A. 
One copy shall be transmitted to the Township Planning Commission for review and comment. This copy shall be retained by the Secretary of the Planning Commission for record.
B. 
One copy shall be transmitted to the Township Engineer for review of engineering requirements and to verify what was proposed as part of the approval of the preliminary plan.
C. 
One copy shall be transmitted to the York County Planning Commission as required by § 22-104 of this chapter.
D. 
One copy shall be transmitted to the Township Zoning and Planning Officer for a review for compliance with the provisions of this chapter and the provisions of Chapter 27, "Zoning," and to verify what is proposed was part of the approval of the preliminary plan.
E. 
Township Department of Fire Services to review fire hydrant locations and access points and to verify what is proposed was part of the approval of the preliminary plan.
F. 
One copy shall be transmitted to the Township Department of Public Works for review of maintenance issues and to verify what is proposed was part of the approval of the preliminary plan.
G. 
One copy shall be transmitted to the Township's Solicitor for review of possible legal issues and to verify what is proposed was part of the approval of the preliminary plan.
H. 
One copy shall be transmitted to the Township Engineer Traffic Consultant for review of traffic engineering requirements and to verify what was proposed as part of the approval of the preliminary plan.
I. 
One copy may be transmitted to the United States Postal Service for review and confirmation of street names and addressing schemes.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
A verification that the preliminary plan has at least received conditional approval from Manchester Township.
2. 
An erosion and sedimentation control plan and evidence of submission to the York County Conservation District (see Part 4, § 22-406).
3. 
A PA Department of Environmental Protection plan revision module/or exemption approval verification (In the event no preliminary plan was required submission will suffice).
4. 
Any stormwater management plan and signed stormwater management facilities maintenance agreement in accordance with the Manchester Township Code of Ordinances, Chapter 26, known as the "Stormwater Management Ordinance."
5. 
Any off-site traffic agreement as recommended by the traffic study and recommendations as required in § 22-410 submitted as part of the preliminary plan submission.
6. 
Any security to guarantee placement of any public improvements yet to be installed as approved as part of the preliminary plan (may be provided prior to the recording of the final plan).
7. 
Verification that the street names and addressing scheme have been reviewed and authorized by York County 911 and the United States Postal Service.
8. 
Payment of fees related to the recreational requirements if lands are not to be dedicated for recreational purposes (may be provided prior to the recording of the final plan).
9. 
All filing fees and deposits required by a resolution of the Township.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
The Planning Commission shall, alone or jointly with the Board of Supervisors, review the final plan with reference to the following:
A. 
The standards and requirements of this chapter.
B. 
Other pertinent data, including engineering plans, maps, profiles, documents and specification and conditions which were agreed upon at the time of the preliminary plan review.
C. 
Any proposals contained in the Manchester Township Comprehensive Plan, public improvement plans or other adopted plans.
D. 
Comments received pursuant to plan referrals under § 22-311.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Upon review, the Planning Commission shall make recommendation to the Board of Supervisors as to the approval, conditional approval or disapproval of said final plan as submitted.
A. 
Such action shall take place at a regularly scheduled meeting of the Planning Commission or at a legally advertised special meeting.
2. 
The Township Manager shall be immediately notified, in writing, as to the action of the Planning Commission.
3. 
If the plan is recommended to be approved, conditionally approved, or disapproved, reasons for such action shall be noted in the letter to the applicant; and,
A. 
Copies shall be made available to the Township Manager/Board of Supervisors.
(1) 
The recommended necessary changes and/or additions to the final plan shall be noted.
4. 
In the event that the Planning Commission fails to act on and make recommendations regarding the final plan, such failure to act shall be interpreted by the Board of Supervisors as indicating favorable review.
5. 
In the case where development is projected over a period of years, the Board of Supervisors may authorize submission of the final plans by sections or stages of development:
A. 
Subject to such requirements or guarantees as to improvements in future sections or stages of development as it finds essential for the protection of any finally approved section of the development.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Following formal action by the Planning Commission, the Board of Supervisors shall proceed alone or jointly with the Planning Commission with final review of the final plan.
2. 
The Board of Supervisors may approve the plan in whole or in part, or subject the plan to modifications or conditions or may disapprove the plan.
3. 
When a final plan is not approved in terms as filed:
A. 
The decision shall specify the defects found in the plan; and,
B. 
The decision shall describe the requirements that have not been met and in each case cite the provisions of the statute or ordinance relied upon.
4. 
The Board of Supervisors shall render a decision concerning the final plan.
A. 
The decision shall be communicated to the applicant:
(1) 
Within the time limits established in the Pennsylvania Municipalities Planning Code, as amended, 53 P.S. § 10101 et seq.
(a) 
In writing:
1) 
By hand to the applicant; or,
2) 
By mail to the applicant's last known address.
5. 
If the approval of the plan is conditional:
A. 
The applicant shall indicate his agreement to the conditions at the time of approval by signing a form in the presence of the Board of Supervisors prepared by the Township listing the conditions imposed.
(1) 
A copy of the applicant's acceptance of the conditions shall be attached to the written decision of the Board of Supervisors.
(a) 
Failure of the applicant to agree to the conditions imposed shall be a denial of the plan by the Board and the decision shall comply with the requirements of the previous subsection of this section.
6. 
Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and manner required shall be deemed as a final approval of the final plan.
A. 
Unless the applicant has agreed, in writing, to extend the time for approval, in which case failure to meet the extended deadline shall have like effect.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Approval of the final plan by the Board of Supervisors:
A. 
Constitutes final approval of the subdivision or land development:
(1) 
As to the character of development.
(2) 
As to the intensity of development.
(3) 
The exact layout and the dimensions of streets.
(4) 
The exact layout and the dimensions of the lots.
(5) 
And other planned features.
2. 
Binds the applicant to the scheme shown on the final plan.
3. 
Binds the applicant to the conditions imposed by the Board of Supervisors:
A. 
If approval was conditional; and,
B. 
Applicant has agreed to the conditions.
4. 
The plan shall not be signed by the Board of Supervisors until all conditions of the conditional approval are complied with.
5. 
Unconditional final plan approval authorizes the recording of the final plan subject to the conditions of § 22-317.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Township will hold approved tracing of final plan until:
A. 
All improvements shown on final plan and supporting plans and documents have been certified by the Township Engineer as being completed in accordance with Township specifications; or,
(1) 
A performance bond and guarantee has been satisfactorily provided in an amount determined by the Township Engineer to be adequate to complete specified improvements; and,
B. 
All required fees and review charges are paid by the developer.
C. 
The owner provides or the Township obtains, at owners' expense, five prints of approved final plan.
2. 
The Township shall record such plan in the Office of Recorder of Deeds of York County at applicant's expense:
A. 
Within 90 days of approval of the plan or within 90 days of compliance with all conditions if approval was conditional.
B. 
Township shall provide proof of recording to applicant within 30 days after the plan is recorded.
3. 
The recording of the final plan 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 plan.
4. 
No changes, erasures, modifications or revisions shall be made on the final plan after approval, unless such revisions have been approved by the Planning Commission and the Board of Supervisors.
[Ord. 2007-07, 12/11/2007, § 1]
1. 
Fees for filing and reviewing a preliminary plan, final plan or land development plan and fees for inspection of improvements shall be set, from time to time, by resolution of the Board of Supervisors.
2. 
The filing fee shall not exceed the cost to the Township.
A. 
The review fees shall not exceed the cost charged by the Engineer or other reviewing consultant to Manchester Township when fees are not reimbursed by or imposed on applicants.
(1) 
Said fees shall include the cost of the following:
(a) 
Reviewing the subdivision or land development plan and engineering details by the:
1) 
Township Engineer.
2) 
Township Solicitor.
3) 
Other review consultants if necessary.
(b) 
Reviewing of cost estimates of required improvements for the purpose of posting security.
(c) 
Inspection of site for conformance to survey.
(d) 
Inspection of required improvements during installation and final inspection for completion of installation of required improvements.
3. 
Costs shall be billed to the applicant upon completion of each review phase.
A. 
If fees remain unpaid after 30 days of date of invoice by Manchester Township, interest shall be charged at the rate off 1 1/2% per month thereafter.
(1) 
For any tract of land for which any fees required by this section remain unpaid:
(a) 
Any subdivision or land development plans shall not be recorded.
(b) 
No building permits shall be issued.