[1]
Editor's Note: Res. 2-1998, 1/5/1998, establishes a schedule of application and submission dates for submission of subdivision or land development plans and for the submission of financial security documents for both construction improvements and maintenance agreement.
[Ord. 1997-1, 5/12/1997, § 301]
1. 
Hereafter, all preliminary and final subdivision plans or land development plans shall be referred to and reviewed by the Township Planning Commission, Township Engineer and the County Planning Commission. Said plans shall be approved or disapproved by the Board of Supervisors in accordance with the procedures specified in this Part and in other sections of this chapter. Any approval not processed as required hereafter shall be null and void unless it was made prior to the adoption of these regulations.
2. 
Modifications.
A. 
The Board of Supervisors, after recommendation by the Planning Commission, may grant modifications from the requirements of one or more provisions of the literal enforcement of this chapter if such literal enforcement will exact undue hardship on the applicant because of peculiar conditions pertaining to the land in question, provided that such modification will not be contrary to the public interest and that the purpose and intent of this chapter is observed.
B. 
All requests for modification shall be in writing and shall accompany and be a part of the application for land development and/or subdivision. The request shall state in full the grounds and facts of unreasonableness or hardship in which the request is based, the provision or provisions of this chapter involved and the minimum modification necessary.
C. 
Requests for modification shall be submitted with the application for land development and/or subdivision and shall be referred to the Township Planning Commission for advisory comments.
D. 
Upon receipt by the Board of Supervisors of the Planning Commission's advisory comments, the Board of Supervisors may grant or deny, in full or in part, any request for such modification.
E. 
All modifications granted shall be included on the face of the subdivision or land development plan.
F. 
The Board of Supervisors shall keep a written record of all actions on all requests for modifications.
[Ord. 1997-1, 5/12/1997, § 302]
1. 
It is the intention of the Board in enacting these procedures to provide the applicant with a timely and comprehensive review of the plans submitted for subdivision and/or land development. To this end, the following classifications of plans are established as hereinafter provided.
A. 
Minor Subdivision Proposal.
(1) 
Definition.
(a) 
No public improvement intended to be dedicated to the Township is to be constructed.
(b) 
No street, public or private, is to be constructed, improved or widened.
(c) 
No land disturbance activities will take place except those incidental to construction of a single-family dwelling on a single lot.
(d) 
No more than four lots are proposed.
(e) 
No further subdivision can occur within the resulting lots.
(f) 
Lot line adjustments where no development is proposed.
(g) 
Subdivision is not in a floodplain.
(2) 
Procedure.
(a) 
Sketch plan (optional).
(b) 
Final plan.
B. 
Major Subdivision or Land Development Proposal.
(1) 
Definition.
(a) 
Any land development application.
(b) 
Any proposal involving public improvements, either privately owned or to be dedicated to the Township.
(c) 
Any proposal involving the construction, improvement or widening of a street, whether public or private.
(d) 
Land disturbance activities requiring permanent stormwater management facilities.
(e) 
A subdivision in excess of four lots.
(2) 
Procedure.
(a) 
Sketch plan (optional).
(b) 
Preliminary plan.
(c) 
Final plan.
[Ord. 1997-1, 5/12/1997, § 303]
1. 
The Township shall act on applications for approval of a plat not later than 90 days from the date of application.
2. 
The ninety-day period shall commence when an application is complete which shall only occur once all fees have been paid and all application forms and accompanying necessary documents have been received by the Township Secretary. No plan will be considered for review or accepted for approval unless received by the Township Secretary seven working days prior to the next regularly scheduled meeting of the Planning Commission. The ninety-day period for review shall commence on the date of the next regularly scheduled Planning Commission Meeting; provided, that should the said next regular meeting occur more than 30 days following the filing of a completed application, the said ninety-day period shall be measured from the 30th day following the date the completed application has been filed.
3. 
An extension to the ninety-day review period shall occur only when agreed to in writing by the applicant.
4. 
No revised plans will be considered for review unless the plans have been received by the Township and the Engineer at least seven working days prior to a Planning Commission or Supervisor's meeting. Any revised plans submitted after that date will not be considered. Action will be taken by the Board of Supervisors or Planning Commission based on the previously filed plans, unless an extension of time is granted by the applicant so that the Township has time to review the revised plan.
5. 
The applicant, or designated representative, should be present when the plan is reviewed.
[Ord. 1997-1, 5/12/1997, § 304]
1. 
General. The general procedure for the processing of subdivision and land development plans and the rules and regulations governing the same, insofar as the same supplement the procedures hereinafter set forth, may be established, revised, amended and repealed by resolution by the Board of Supervisors of East Nottingham Township. Any regulation so adopted shall have the full force and effect as if set forth in extenso in this chapter. In particular, without limiting the generality of the foregoing, no application shall be deemed complete unless all of the documents, plans and supplemental materials accompany the same in the number of copies required and the fee therefore has been paid. The Secretary of the Township is authorized and directed to return all incomplete applications to the applicant and is expressly prohibited from accepting partial or incomplete applications.
2. 
Amendments to Pending Plans. The applicant, during the pendency of his application, may file amended plans and submit supplemental or revised information if and only if all of the following standards are met:
A. 
The proposed revision constitutes the same tract of land as was within the original submission.
B. 
The proposed revisions do not increase the density or materially change the concept or nature of the proposed use.
C. 
The applicant grants such additional time for review as may be deemed necessary or appropriate by the Planning Commission, in its judgment and discretion, to permit adequate review of the revised submission.
D. 
The escrow fund established for costs for engineering and other review contains sufficient funds to permit payment of professional review costs that may be incurred by virtue of the revised submission.
E. 
The Planning Commission determines that the proposed revision is indeed a revision of the same application and does not constitute a new and different application for land use for the same property. By way of illustration and not limitation, a plan changing a proposed application from single-family dwellings to townhouses shall constitute a new submission and not a permitted revision.
F. 
No revision shall be permitted to be filed for a plan upon which formal action has already been taken by the Board of Supervisors without the consent of the Board of Supervisors being first had and obtained.
3. 
Sketch Plan.
A. 
Scope and Authority.
(1) 
The submission of a sketch plan is not mandatory and is intended to facilitate the review and approval of preliminary and/or final plans.
(2) 
Developers are strongly urged to submit a sketch plan in sufficient detail for a determination to be made concerning the classification of the proposed subdivision or land development.
B. 
Discussions of Plan Contents. Before preparing the sketch plan for a subdivision or land development, the applicant should discuss with the Planning Commission the procedure for adoption of a subdivision or land development plan and the requirements as to general layout of streets and for reservations of land, street improvements, drainage, sewerage, fire protection and similar matters, as well as the availability of existing services.
C. 
Application Procedures and Requirements. No formal sketch plan application is required. However, prior to developing land, an owner of the land or his representative may file an application for review of a sketch plan. The application should:
(1) 
Be made on forms available at the Township Office.
(2) 
Include all contiguous holdings of the owner, including land in the "same ownership," as defined herein, with an indication of the portion which is proposed to be subdivided. The plan should advise as to the legal owner of the property.
(3) 
Be accompanied by a minimum of five copies of the sketch plan as described in these regulations and complying in all respects with these regulations and submitted to the Planning Commission, which shall distribute copies as follows:
(a) 
One copy to the Township Engineer.
(b) 
Two copies to the Township file.
(c) 
Two copies to the Planning Commission.
(4) 
Include an address and telephone number of an agent who shall be authorized to receive all notices required by these regulations.
D. 
Study of Sketch Plan. The Planning Commission shall consider the sketch plan.
E. 
Substance of Planning Commission Review. The Planning Commission will review the sketch plan with the applicant at regularly scheduled Planning Commission meetings, taking into consideration the requirements of this chapter and the best use of the land being subdivided. Particular attention will be given to the arrangement, location and width of streets, their relation to the topography of the land, sewage disposal, drainage, retention of stormwater, lot sizes and arrangement, natural features, the further development of adjoining lands as yet unsubdivided and the requirements of the Official Map and Comprehensive Plan as adopted by the Township.
4. 
Preliminary Plan.
A. 
Application Procedure and Requirements.
(1) 
The applicant shall submit four copies of the prescribed application to the Township. The application shall:
(a) 
Be made on forms available at the Township Office, and be accompanied by the appropriate filing fee and plan review deposit.
(b) 
Be accompanied by 10 copies of the preliminary plan and profiles and four copies of the required accompanying material as described in these regulations.
(c) 
Payment of required application fees and escrow deposits as determined by resolution of the Board.
(2) 
The Township Secretary shall note the date of the receipt of the application, fees and any escrow deposits. The application shall not be deemed to be submitted until a complete application and required fees have been submitted.
B. 
The review by the Township Engineer shall include an examination of the content of the plans to be certain that all information required by this chapter is presented in the plans submitted, an investigation of the plan to be certain that all other Township ordinances are complied with and an examination of the engineering feasibility of the various schemes presented for the location, alignment and grade of streets, stormwater drainage, sanitary sewers and water supply. The Township Engineer shall forward his comments on the plan to the Planning Commission within 30 days from the date of receipt of plans by the Township Engineer.
C. 
Upon receipt of the comments of the Township Engineer and the Chester County Planning Commission, the Township Planning Commission shall, at its next scheduled public meeting, examine the plan with particular emphasis on determining the suitability of the plan for the development of the site and its relationship to the harmonious extension of streets and utilities, arrangement and density of housing or other uses and compatibility of the plan with the Comprehensive Plan for the Township. The comments and recommendations of the Township Planning Commission, along with the comments of the Township Engineer and the Chester County Planning Commission, shall be forwarded to the Board after completion of the Township Planning Commission's review.
D. 
During the course of the Planning Commission's review of the plan, the applicant may revise the plan in accordance with the request of the Planning Commission or the Township Engineer's review. Such revisions shall not change the concept and shall be made on five copies of the plan, which shall note the date of any revisions. All amendments and revisions shall be in accordance with the provisions of § 22-402 hereof.
E. 
The Board may, before acting on the plan, arrange for a public hearing thereon after giving such notice as the Board may deem desirable in each case.
F. 
In acting on the preliminary plan, the Board shall review the plan and the comments of the Township Engineer, the Planning Commission and the Chester County Planning Commission and the comments from public hearings, if any, to determine its conformance to this chapter. The Board may alter any plan and specify changes or modifications therein which it deems necessary and may make its final approval subject to such alterations, changes or modifications.
(1) 
The decision shall be in writing and communicated to the applicant personally or mailed to him at his last known address not later than 15 days following the decision.
(2) 
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 not been met and shall, in each case, cite the provisions of this chapter relied upon.
(3) 
Approval of the preliminary plan shall constitute approval of the development as to the character and intensity, the arrangement and approximate dimension of streets, lots and other planned features, but shall not authorize the sale of lots, the lease of land, buildings or portions of buildings or the development of land.
G. 
Whenever the approval of a preliminary plan is subject to conditions, the written action of the Board as prescribed herein shall (1) specify each condition of approval, citing relevant ordinance provisions in each case, and (2) require the applicant's written agreement to the conditions. Where the applicant's written concurrence is not received within the time allotted, the Board shall be deemed to have denied approval.
5. 
Final Plan.
A. 
Application Procedure and Requirements.
(1) 
Following the approval of the preliminary plan, the applicant, if he wishes to proceed with the subdivision or land development, shall file with the Board of Supervisors an application for final plan approval. The applicant shall submit to the Board of Supervisors four copies of the prescribed application. The application shall:
(a) 
Be made on forms available at the Township Office and be accompanied by the appropriate filing fee and plan review deposit.
(b) 
Be accompanied by 10 copies of the final plan and profiles and four copies of the required accompanying material as described in these regulations.
(c) 
Comply in all respects with the preliminary plan as approved.
(d) 
Be accompanied by payment of required application fees and escrow deposits as determined by resolution of the Board.
(e) 
At the time of submission of the final plan, six copies of a reduced version (11 inches by 17 inches) of the subdivision plans showing lots, streets, rights-of-way and address of development shall be filed with the Township for distribution to the fire company, post office and school district.
(2) 
The Township Secretary shall note the date of the receipt of the application, fees and any escrow deposits. The application shall not be deemed to be submitted until a complete application and required fees have been submitted.
(3) 
Upon receipt of all items comprising a complete and official submission, the Township Secretary shall accept the application.
(4) 
Where the final plan is for minor subdivision, the Township Secretary shall forward copies of the plan to the Township Planning Commission and County Planning Commission, and the Township Engineer when deemed appropriate by the Board and the Planning Commission.
B. 
Final Plan Approval.
(1) 
The review by the Township Engineer shall include an examination of the content of the plans to be certain that all information and changes required by this chapter and by the Board in its review of the preliminary plan are presented in the plans submitted, an investigation of the plan to be certain that all other Township ordinances are complied with and an examination of the engineering feasibility of the final designs presented for the location, alignment and grade of streets, stormwater drainage, sanitary sewers and water supply. The Township Engineer shall forward his comments on the plan to the Planning Commission within 30 days after receipt of plan.
(2) 
Upon receipt of the comments of the Township Engineer and the Chester County Planning Commission, the Township Planning Commission shall, at a scheduled public meeting, review the plan and submit in writing to the Board its recommendations for the approval or disapproval of the plan and the reasons therefor.
(3) 
Upon receipt of the Planning Commission's recommendation and other supporting information, the Board shall, at one or more regular or special public meetings, review the final plan and shall, within the time limitations set forth herein below, either approve or disapprove the plan. Notwithstanding the foregoing procedure, the Board shall render a decision on all final plans 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 applications 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 thirtieth day following the day the application has been filed.
(4) 
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.
(5) 
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 not been met and shall, in each case, cite the provisions of this chapter relied upon.
(6) 
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.
(7) 
Every final plan approval, with the exception of minor subdivision proposals as defined under § 22-302, Subsection 1A, shall be subject to the following conditions:
(a) 
The applicant shall execute a road and improvement construction agreement in a form satisfactory with the Township to install all the improvements as required by this chapter and all regulations adopted pursuant thereto.
(b) 
The applicant shall provide a performance guarantee in accordance with § 22-601.
(c) 
The applicant agrees, if requested, to tender a deed of dedication to the Township for such streets, any and all easements for sanitary sewers, water lines, or storm sewers, and public improvements including street paving, sidewalks, shade trees, water mains, any fire hydrants, sanitary and storm sewers, as are required for the promotion of public welfare, after all said improvements are completed and such completion is certified as satisfactory by the Township Engineer. The Board may require that the applicant supply a title insurance certificate from a reputable company before any property is accepted for the Township.
(d) 
Whenever the applicant is providing open space as part of the development, an easement in perpetuity restricting such open space against further subdivision or development shall be executed between the applicant and the Township or an organization acceptable to the Township, and shall run to the benefit of the Township and lot purchasers in the subdivision or land development.
(e) 
The applicant shall have applied for all required permits from agencies having jurisdiction over ancillary development, such as Pennsylvania Departments of Transportation and Environmental Protection, Public Utility Commission, and County Health Department.
(f) 
Changes in this or other Township ordinances shall affect subdivision and land development plans as prescribed in § 508(4) of Act 247, as amended by Act 170 of 1988, Pennsylvania Municipalities Planning Code, § 10508(4).
(g) 
Before acting upon any subdivision or land development plan, the Board of Supervisors may hold a public hearing thereon pursuant to public notice.
(h) 
No plan which will require access onto a road under the jurisdiction of Pennsylvania Department of Transportation shall be finally approved unless the plan contains a notice that a highway occupancy permit is required pursuant to § 420 of Act 428, known as the "State Highway Law," 36 P.S. § 670-101 et seq., before access to a state road is permitted. The department shall, within 60 days of the date of receipt of an application for a highway occupancy permit:
1) 
Approve the permit, which shall be valid thereafter unless, prior to commencement of construction thereunder, the geographic, physical or other conditions under which the permit is approved, change, requiring modification or denial of the permit, in which event the Department shall give notice thereof in accordance with regulations.
2) 
Deny the permit.
3) 
Return the application for additional information or correction to conform with department regulations.
4) 
Determine that no permit is required, in which case the Department shall notify the Township and the applicant in writing.
If the Department shall fail to take any action within the sixty-day period, the permit will be deemed to be issued. The plan shall be marked to indicate that access to the state road shall be only as authorized by a highway occupancy permit. The Department shall not be liable in damages for any injury to persons or property arising out of the issuance or denial of a permit or for failure to regulate any access. Furthermore, the Township shall not be held liable for damages to persons or property arising out of the issuance or denial of a permit by the department.
[Ord. 1997-1, 5/12/1997, § 305]
1. 
After approval of a final plan by the Board of Supervisors but not later than 90 days, the plan shall be filed for recording by the applicant with the Chester County Recorder of Deeds. Before filing with the Chester County Recorder of Deeds, the approved final plan must be filed with the Chester County Planning Commission for the Commission stamp and endorsement of official review. Within five days after such recording, the applicant shall deliver to the Township the receipt of the Recorder evidencing such recording. Should the plan not be recorded, receipt provided, within such period, the plan shall be null and void. The final plan to be recorded shall be an exact copy of the approved final plan prepared in accordance with the provisions of § 22-304, Subsection 5. The final plan shall be filed with the County Recorder of Deeds before proceeding with the sale of lots or construction of buildings.
2. 
Recording of the final plan after approval by the Board of Supervisors shall have the effect of an irrevocable offer to dedicate to the public use all streets and other public ways shown thereon unless reserved by the developer as hereinafter provided. The approval of the Board of Supervisors shall not impose any duty upon the Township concerning maintenance or improvement of any such dedicated streets or public ways until the Board of Supervisors shall have accepted the same by ordinance or resolution.
3. 
If the applicant intends to withhold from dedication certain public uses, streets or alleys, he shall note the same on the final plan, in which event the title to such areas shall remain with the owner and the Board of Supervisors shall assume no responsibility for the improvements or maintenance thereof.
4. 
Provided, however, anything to the contrary herein contained notwithstanding, that no plan shall be recorded nor lots sold therefrom unless and until the applicant has posted adequate financial security in accordance with the terms of § 22-601 to guarantee the installation of all improvements required under the plan and compliance with all other terms and conditions of the approval.
[Ord. 1997-1, 5/12/1997, § 306]
1. 
To defray a portion of the expenses of plan review, fees shall be payable to the Treasurer of the Board of Supervisors of East Nottingham Township at the time of filing an application, which fees shall be as established or amended from time to time by resolution of the Board of Supervisors.
2. 
For necessary engineering services in plan review, the applicant shall pay the actual cost of engineering review incurred by the Township. At the time of filing an application, the applicant shall deposit funds with the Treasurer of the Board of Supervisors of East Nottingham Township for costs incurred in engineering review. Such costs shall be as established or amended from time to time by resolution of the Board of Supervisors. Any dispute with reference to the amount of any such expense shall be resolved in accordance with the provisions of § 510(g) of the Municipalities Planning Code, 53 P.S. § 10510(g).