Historically, subdivision and land development plans have been submitted and processed in steps, i.e., preliminary plan followed by final plan. This Township believes that certain plans should be processed on an expedited basis without going through all of the traditional steps. This Township places great value on the open exchange of ideas between the applicant and the Township before the applicant invests considerable time and funds in the preparation and submittal of a subdivision and/or land development plan. The applicant is encouraged, but not required, to initiate the subdivision and land development process by initiating and completing the sketch plan process. The sketch plan shall be prepared in accordance with Article
V and is a permissive and not a mandatory submission. The submission of the sketch plan will enable the Township to openly discuss the applicant's plans and project and to make recommendations for the applicant to consider in preparing the formal submission using such examples as Appendix G. An applicant who elects to take advantage of the sketch
plan process, will, at the applicant's option, have the right to proceed
to a preliminary/final plan and forego the preliminary plan phase/processing
requirements. An applicant who obtains conditional use approval of
its project shall also have the right, at the applicant's option,
to proceed to a preliminary/final plan and forego the preliminary
plan phase/processing requirements. The sketch plan process is encouraged
in all situations, but is not mandatory and will not prevent the applicant
from submitting a modification request regarding preliminary plan
processing requirements as part of its submission. The Township has
prepared the following flow chart as a summary of the plan processing
procedures. The flow charts do not, nor shall be construed to, override
or supersede the processing requirements set forth in this chapter
but are provided as an additional aid to the applicant.
A. All applicants for subdivision or land development may submit a sketch
plan to the Township for review prior to submission of a formal application;
however, submission of a sketch plan is not mandatory. Submission
of a sketch plan is not mandatory and does not constitute a formal
subdivision or land development application.
B. Plan information. Sketch plans prepared for review and discussion should include those items listed in §
160-42. If the site accesses a collector, arterial, or state road, the sketch plan shall depict the proposed access and frontage improvements.
C. The applicant shall submit sufficient copies of the sketch plan,
along with any required supplemental data and an application form,
to the Township; the requisite number of copies shall be as determined
by the Board of Supervisors. The applicant may schedule a review meeting
with the Township staff which may include the Zoning Officer, Township
Engineer, or other person to be determined by the Township and/or
County Community Planner. The applicant may request that the Township
Engineer or Solicitor perform a written review of the sketch plan,
at the applicant's sole cost and expense. In such case, the written
review shall be provided to the applicant with copies to the Township
and the Planning Commission.
D. Review by Planning Commission. The Planning Commission shall review
the sketch plan submission and, as applicable, consultant reviews,
and advise the applicant how the proposed subdivision or land development
may conform or fail to conform to the requirements and objectives
of this chapter and other applicable plans and ordinances. The Planning
Commission may submit written comments and recommendations to the
applicant. Any comments shall not be deemed to be an approval of any
application or to vest any rights in the applicant.
E. Review by Board of Supervisors. The applicant may, but need not,
request further review of the sketch plan submission by the Board
of Supervisors. The Board of Supervisors may provide written comments
to the applicant. Said comments shall not be deemed to be an approval
of any application or to vest any rights in the applicant.
F. Completion of the sketch plan process. After completion of the sketch
plan process or conditional use process, the applicant is allowed
to do one of the following:
(1) Preliminary plan submission per §
160-32 and then final plan submission per §
160-34.
(2) Combined preliminary/final plan submission. Plan must be titled "Preliminary/Final." Plans must be processed per §
160-35.
In accordance with the option as set forth in Section 509 of
the MPC authorizing an applicant to complete construction of the subdivision/land
development improvements prior to approval and recording of a final
plan and, hence, avoiding the requirements for the deposit with the
Township of financial security to cover the costs of such improvements
an applicant electing to do so shall meet the following requirements.
A. Requirements.
(1) The applicant shall indicate in writing the intent to construct the
improvements prior to final plan approval to the Board of Supervisors
as part of the preliminary plan application process.
(2) Plans must also receive approval when applicable from all authorities
having jurisdiction, including by way of example but not limited to,
highway occupancy permit, erosion and sedimentation control approval,
etc.
(3) The applicant may, after receipt of acknowledgment from the Board
of Supervisors of the satisfactory completion of all conditions of
preliminary plan approval, proceed to construct the improvements required
by this chapter and shown on the approved preliminary plan.
(4) The applicant shall complete and enter into the appropriate developer's
agreement. The applicant shall indicate the timetable for the construction
of the improvements including a schedule and plan of the proposed
phasing of sections of the plan.
(5) An as-built plan will be required to be recorded as the final plan
after constructing improvements from each phase of a preliminary plan.
B. Limitations. Construction and completion of the improvements shall
not constitute permission to sell lots or occupy proposed buildings
shown on the plan. Such permission shall occur concurrently with the
recordation of the final plan.