Township of Plainfield, PA
Northampton County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
[Ord. 3/6/1991, § 6.1]
The purpose of the final plan is to require formal approval by the Board of Supervisors before plans for all major subdivisions and land developments are recorded.
[Ord. 3/6/1991, § 6.2; as amended by A.O.]
1. 
Final Plan Submission Required.
A. 
A final plan submission for each major subdivision or land development must be submitted by the applicant and reviewed in accordance with the provisions of this Part.
B. 
A final plan for a minor subdivision shall be submitted by the applicant and reviewed in accordance with the provisions of Part 7.
2. 
Submission Deadline.
A. 
An applicant shall submit a final plan submission within five days from the date of the approval of the preliminary plan by the Board of Supervisors, unless an extension in writing has been granted by the Board of Supervisors.
B. 
Failure to comply with this requirement shall render the preliminary plan submission null and void, and a new preliminary plan submission must be submitted.
3. 
Required Submission.
A. 
The applicant shall submit to the subdivision administrator at least 21 days prior to a regularly scheduled Planning Commission meeting:
(1) 
The required application fee as set forth in the Township fee schedule.
(2) 
Three copies of the application form (See Appendix 22-A), and the "final plan checklist" (See Appendix 22-B).
(3) 
Fifteen copies of the final subdivision plan.
(4) 
Three copies of all supporting documents (unless additional copies are required and/or requested).
B. 
All sheets for submitted subdivision plans shall be folded in such a manner that the title of the sheet faces out.
4. 
Initial Actions by the Subdivision Administrator.
A. 
The subdivision administrator (hereinafter referred to as the "administrator") shall review the submission for completeness.
B. 
If the administrator determines that the submission is incomplete, he/she shall not accept the submission, but rather, shall return the fee and materials comprising the plan submission to the applicant and notify the applicant, in writing, of the deficiencies in the submission. The administrator shall communicate to the applicant within five days after receipt of the submission whether the submission is deemed incomplete and not accepted by the Township.
C. 
If the administrator determines that the submission is complete except for such additional sets of plans and supporting documents as may be required in § 22-602, Subsection 4F, the administrator may accept the submission as being filed for review on the condition that the applicant shall submit such additional number of plans and supporting documents to the officer within five days from the date of such acceptance.
D. 
The administrator shall retain in the Township files the fee and one copy of the application form, final plan checklist, final subdivision plan and a set of the supporting documents.
E. 
The administrator shall forward to the Township Planning Commission, at least five days prior to the next regularly scheduled meeting of the Township Planning Commission, a copy of the final subdivision plan.
F. 
After the administrator accepts the submission as being filed for review, he/she shall forward copies of the plan and supporting documents to the following agencies and persons for review.
Agency or Person to Receive Copy of Plan
Copies of Plan
Copies Supportive Documents
(1)
Planning Commission Solicitor
1
0
(2)
Township Engineer
1
1
(3)
Township Sewage Enforcement Officer
1
1
5. 
Applicant's Responsibility.
A. 
It is the applicant's responsibility to submit the required number of copies of the application, plan, checklist and supportive documents, along with any review fees, to the following agencies/departments for their review and approval.[1]
(1) 
Joint Planning Commission.
(2) 
County Soil Conservation Service.
(3) 
Pennsylvania Department of Transportation.
(4) 
Pennsylvania Department of Environmental Protection.
(5) 
Plainfield Township Police Department.
(6) 
Plainfield Township Fire Department.
(7) 
Various utility companies.
[1]
If agency/department review is required, and/or effected by proposed plan.
6. 
Review by Township Engineer and Sewage Enforcement Officer (Hereinafter Referred to as SEO).
A. 
Within 20 days from the date the Officer accepts the plan for review, the Township Engineer and the Township SEO shall review the plan and prepare their reports and recommendations on the technical and engineering considerations for submission to the Township Planning Commission.
B. 
The Township Engineer, and the SEO may make such additional reports and recommendations to the Township Planning Commission at any time during the review of the plan.
7. 
Review by the Township Planning Commission.
A. 
The Township Planning Commission is hereby delegated by the Board of Supervisors of Plainfield Township the power, duty and authority to review and recommend approval, conditional approval or denial of the final subdivision plans submitted to the Township as hereinafter set forth. Within the time required by the MPC (unless the applicant grants a written extension of time for the Township review process), the Planning Commission shall:
(1) 
Review all applicable reports received from the agencies and officers listed in § 22-602, Subsection 4F.
(2) 
Determine whether the plan meets the objectives and requirements of this Chapter, and other applicable ordinances and statutes.
(3) 
Review the plan with the applicant, his agent or representatives so that the submission will conform to this Chapter.
(4) 
Recommend approval, conditional approval or denial of the plan within the time limits specified by the MPC.
8. 
Decision by the Township Planning Commission.
A. 
The decision of the Township Planning Commission shall be in writing and shall be communicated to the applicant, not later than 15 days following the date of the decision, by mailing a copy of the decision to the applicant at his last known address.
B. 
In the event the plan submission is recommended for disapproval, the decision shall specify the defects found in the plan, shall describe the requirements which have not been met and shall cite the provisions of this Chapter or other applicable statute or ordinance relied upon which has not been satisfied or complied with by the applicant.
C. 
Failure of the Township Planning Commission to make a recommendation and communicate it to the applicant within the time and manner required by the MPC shall be deemed a recommendation for approval of the plan as presented unless the applicant has agreed, in writing, to an extension of time or a change in the predescribed manner for communication of the decision.
D. 
A subdivision may not be approved that by its creation makes an existing use or structure nonconforming. Such as a road making a side yard a front yard, or where an offset structure is in a sight easement.
9. 
Review by the Board of Supervisors.
A. 
The Township Board of Supervisors shall review the final plan, the written reports and recommendations of the Township Planning Commission, the Joint Planning Commission, the Township Engineer, and any other applicable reports. The Board of Supervisors may require or recommend such changes and modifications as they shall deem necessary or advisable in the public interest.
B. 
The Board of Supervisors shall, within the time required by law, unless such time be extended with the approval of the subdivider, land developer, or their authorized agent, render its final decision by approving, approving with conditions or rejecting the final plan.
10. 
Decision by the Board of Supervisors.
A. 
The decision of the Board of Supervisors shall be in writing and shall be communicated to the applicant not later than 15 days following the date of the decision, by mailing a copy of the decision to the applicant at his last known address.
B. 
The approval of the final plan by the Board of Supervisors shall not constitute an acceptance of the dedication of any street or other proposed public way, space, or area shown on the final plan.
(1) 
Any such acceptance of dedication shall be specifically stated along with the signatures required for approval.
(2) 
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 state that the title thereof is free and unencumbered.
C. 
When the final plan submission is disapproved, the decision shall specify the defects found in the submission, shall describe the requirements which have not been met, and shall cite the provisions of this Chapter or other applicable statute or ordinance relied upon in each case.
D. 
Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and in the manner specified by the MPC shall be deemed an approval of the plan as presented, unless the applicant has agreed in writing to an extension of time or change in the prescribed manner of communication of the decision.
[Ord. 3/6/1991, § 6.3; as amended by A.O.]
1. 
All final plan submittals shall include all of the information that was required at the time of preliminary plan submittal (see § 22-503) and the additional information listed below in this Part. If specific technical supporting documents, such as stormwater calculations, are identical to those submitted at the preliminary stage, the Township may waive the requirement to submit additional copies of those items.
2. 
Additional Final Plan Requirements.
A. 
A property survey shall have been performed of the boundary of the entire tract, and evidence of such survey shall be presented.
B. 
Easements shall be placed on the land providing for:
(1) 
Clear sight triangle easements (see §§ 22-1004, Subsection 8 and 22-1013, Subsection 4).
(2) 
All needed utility, drainage, maintenance, pedestrian, open space or other easements, as needed.
C. 
Required Plan Notations.
(1) 
The following wording shall be required to be placed on any final subdivision or land development plan, as applicable.
(a) 
"If access will be provided onto a state highway, access to a state highway shall only be provided in compliance with a PennDOT highway occupancy permit."
(b) 
"Well and sewage disposal systems shall be constructed in accordance with standards of the Pennsylvania Department of Environmental Protection."
(c) 
"Individual owners of lots must receive approval from the Township Sewage Enforcement Officer for a sewage permit prior to undertaking the construction of an on-lot sewage disposal system or building that will need to be served by such a system."
(d) 
"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."
(e) 
"Open space may not be separately sold, nor be further developed or subdivided."
D. 
Street Lighting (If Required).
(1) 
Types of poles.
(2) 
Spacing of poles and intensity of lamps.
(3) 
Proposed method to pay for electricity and maintenance.
[Ord. 3/6/1991, § 6.4]
1. 
Deed Restrictions. All private deed restrictions, homeowner or condominium association agreements or covenants already imposed or to be imposed as a condition to sale. Any homeowner or condominium association agreement may be subject to review by the Township Solicitor and acceptance by the Board of Supervisors.
A. 
All deed restrictions imposed as a condition of plan approval by the Township shall be referenced both in the deed of conveyance and as a note on the plan. Additionally, the letter "R" (signifying a restriction on the lot) shall be placed in the lower left hand corner of each individual lot on the plan encumbered by any such deed restriction or covenant, with the exception that such letter notation shall not be required to be placed on a lot on the plan by virtue of the existence of standard utility and drainage easements located along lot lines as required under this Chapter.
B. 
The Planning Commission may require the inclusion of any specific restrictive covenants which will carry out the purposes of this Chapter.
2. 
Nondedicated Streets Agreement.
A. 
Agreement for any street not offered for dedication.
B. 
Such agreement shall state who is responsible for the improvement and maintenance of such streets until dedicated to the Township.
C. 
If a condominium or homeowners' association is made responsible, such association must be legally organized prior to plan approval.
3. 
Open Space Agreement. 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.
4. 
Utility's Agreements and Permits.
A. 
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.
B. 
Approval letters from all appropriate federal and state agencies of any private centralized water supply system or sewage disposal system.
5. 
Storm Drainage Calculations.
A. 
All calculations prepared by a registered professional engineer relating to facilities appearing on the control plan shall be submitted for review by the Township Engineer. (See Appendix 22-D.)
6. 
Development Statement and Schedule. A statement setting forth in detail the character of the improvements the applicant proposes to make on the property to be developed and a development schedule indicating the approximate date when construction can be expected to begin and be completed.
7. 
Legal Description. Legal descriptions of roadways and easements to be dedicated to the Township.
8. 
Highway Occupancy Permit. A highway occupancy permit shall be submitted for work to be undertaken in any PennDOT right-of-way.
[Ord. 3/6/1991, § 6.5]
As-built plans and profiles of all roads and utilities shall be submitted prior to any roadways or utilities being accepted by the Township. Two duplicate tracings and three prints shall be filed. One tracing and one print shall be filed with the Township Clerk and the Township Engineer.
[Ord. 3/6/1991, § 6.6]
1. 
After the plan has been approved, two reproducible copies thereof, on a stable base material suitable for microfilming and for recording at the Northampton County Court House, Recorder of Deeds Office, a minimum of four prints and complete sets of plans shall be supplied to the Township for its permanent files. One copy of each shall be forwarded to the Township Engineer.
2. 
After plan approval by the Board of Supervisors, the Township Solicitor shall record the plan in the Office of the Recorder of Deeds of Northampton County, Pennsylvania, within 90 days of the date of the release of said plan.