[Ord. 190 (71-4), 10/14/1971, Article 200, § 201]
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 Glen
Rock Borough. Any prospective subdivider may request a conference
with the Planning Commission at its next regular or special meeting
to discuss and review tentative plans and discuss the applicability
of the provisions of this Chapter.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 202]
1.
At least 12 days prior to the next regularly scheduled Planning Commission
meeting the subdivider may submit a sketch design plan in accordance
with the provisions of this Chapter. The Planning Commission shall
then review the sketch design plan with reference to the following
considerations:
A.
Any Southern York County (SYC) Region Comprehensive Plan or any other
municipal or regional Comprehensive Plan in effect proposals.
B.
Site suitability for the particular type of development proposed.
C.
The availability of necessary services and facilities.
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.
|
Within 10 days of review of the sketch design plan by the Planning
Commission, a report shall be sent to the subdivider indicating recommendations
as to changes that should be made in the layout of the subdivision
before preparation of the preliminary plan.
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[Ord. 190 (71-4), 10/14/1971, Article 200, § 203;
as amended by Ord. 307 (89-4), 10/14/1989, § 1]
At least 12 days prior to the next regularly scheduled Planning
Commission meeting the subdivider shall submit seven copies of the
preliminary plan to the Secretary of the Planning Commission. The
preliminary plan shall be drawn by a registered surveyor or a registered
professional engineer licensed as such in the Commonwealth of Pennsylvania.
The application shall be deemed to be filed under the terms of said
act as of the date of the regular meeting of the Planning Commission
following such submission. In the event the preliminary plan covers
but a portion of the subdivider's tract, 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
with the preliminary plan.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 204;
as amended by Ord. 307 (89-4), 10/4/1989, § 2; as amended
by Ord. 490 (2017-05), 10/18/2017]
1.
The Planning Commission shall submit copies of the preliminary subdivision
plan and supporting data to other official public agencies for review
and recommendations, and shall also transmit a copy to the Borough
Secretary accompanied by the written recommendation of the Planning
Commission.
A.
One copy shall be retained by the Secretary of the Planning Commission
for record.
B.
One copy and a feasibility report on water and sewer facilities transmitted
to the local office of the Pennsylvania Department of Environmental
Protection for review and recommendations where on-lot individual
subsurface sewage disposal systems and/or wells are to be utilized
in the proposed subdivision.
C.
One copy transmitted to the local office of the Pennsylvania Department
of Transportation for review and recommendations concerning the proposed
highway system as it will affect existing or proposed extensions of
the official state highway system.
D.
One copy to the Borough Engineer for review of engineering requirements.
E.
One copy transmitted to the York County Planning Commission as required by § 22-104 of this Chapter.
F.
One copy to the Borough Secretary accompanied by written recommendations
of the Planning Commission.
G.
One copy to all affected public utilities who shall be requested
to make recommendations as to the suitability of installing underground
telephone and electric lines.
H.
One copy to the Ordinance Committee of the Borough Council of any
plan resulting in more than four dwelling units.
I.
One copy to each additional agency as shall from time to time be
designated by resolution of the Borough Council, which resolution
shall be on file in the Borough Office.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 205;
as amended by Ord. 490 (2017-05), 10/18/2017]
1.
Feasibility Report on Water and Sewer Facilities. The subdivider
shall submit a feasibility report in duplicate concerning the availability
and/or adaptability of water and sewer facilities in or near a proposed
subdivision. Said report shall be prepared by a registered professional
engineer and be submitted in conjunction with the preliminary plan
for review and recommendations by the local office of the Pennsylvania
Department of Environmental Protection.
2.
The feasibility report shall consist of an examination of possible
connection to an existing sewerage system and water supply system.
The study shall include the distance from the nearest public sewer,
and the capacity of the existing system to accommodate the proposed
load.
3.
If connection to an existing sewerage system is not deemed feasible,
the possibility of constructing a separate sewerage system and treatment
works shall be investigated. This study shall include the location
of treatment facilities, receiving stream, type and degree of treatment
and design capacity.
4.
If either of the above methods of sewerage disposal are found to
be feasible, formal application shall be made to the Commonwealth
of Pennsylvania, Department of Environmental Protection and a permit
obtained from the Department of Environmental Protection prior to
the construction of sewers or treatment facilities.
5.
The Planning Commission will approve on-lot individual subsurface
sewage disposal systems only when the feasibility report indicates:
A.
Justification of the project necessitates consideration of this method.
B.
The soil absorption is satisfactory for this type of system.
C.
Such systems will not endanger groundwater supplies below the level
of the absorption system.
D.
The systems will not be installed in creviced rocks or limestone
formations.
6.
The soil absorption tests called for above shall be performed in
accordance with the regulations of the Pennsylvania Sewage Facilities
Act, 35 P.S. § 750.1 et seq., and shall be certified by
a Sanitarian of the Pennsylvania Department of Environmental Protection.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 206;
as amended by Ord. 490 (2017-05), 10/18/2017]
1.
Preliminary subdivision plans shall be subject to approval, modification
or rejection by the Planning Commission prior to final action by the
Borough Council.
2.
Upon receipt of data required by this Chapter, the Planning Commission
shall, alone or jointly with the Borough Council, review the preliminary
plan with reference to the following:
A.
The standards and requirements of this Chapter.
B.
The recommendations of the Borough Engineer.
C.
The recommendations received from the York County Planning Commission.
D.
The recommendations received from the Pennsylvania Department of
Environmental Protection.
E.
The recommendations received from the Pennsylvania Department of
Transportation.
F.
The recommendations of affected public utilities.
G.
The Southern York County (SYC) Region Comprehensive Plan or any other
municipal or regional Comprehensive Plan in effect and Official Map
of Glen Rock Borough.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 207]
1.
Upon review the Planning Commission shall make recommendations to
the Borough Council 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 special meeting if necessary for action within the time limit.
2.
The Borough Secretary shall be immediately notified in writing as
to the action of the Planning Commission.
3.
If the plan is approved conditionally, or disapproved, reasons for
such action shall be noted in the letter to the Borough Secretary,
along with necessary changes and/or additions to the preliminary plan.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 208;
as amended by Ord. 304 (89-1), 1/4/1989; by Ord. 307 (89-4), 10/4/1989;
and by Ord. 337 (92-4), 5/6/1992, § 2]
1.
Following formal action by the Planning Commission, the Borough Council
shall proceed, alone or jointly with the Planning Commission, with
final review of the preliminary plan. 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
Borough Council as indicating favorable review. The Borough Council
may approve the plan in whole or in part, or subject the plan to modifications,
or disapprove the plan. The decision of the Borough Council shall
be in writing and shall be communicated to the subdivider personally
or mailed to him at his last known address not later than five days
following the decision.
2.
Borough Council may approve a preliminary plan with conditions. If
approval of the plan is conditional, the applicant shall indicate
his agreement of the conditions at the time of approval by signing
either in person or by an authorized agent, a form in the presence
of the Borough Council prepared by the Borough listing the conditions
imposed. A copy of the applicant's acceptance of the conditions
imposed shall be attached to and become a part of the written decision
of the Borough Council. Failure of the applicant to agree to the conditions
imposed shall be a denial of the plan by the Borough Council, and
the decision of the Council shall comply with the requirements of
this Section regarding plans for which approval is not given.
3.
When a preliminary plan is not approved in terms as filed, the decision
shall specify the defects found in the plan and describe the requirements
which have not been met, and in each case, cite the provision of the
statute or ordinance relied upon.
4.
The Borough Council shall render a final decision on the preliminary
plan and communicate it to the subdivider no later than 90 days after
the original Planning Commission meeting at which time the preliminary
plan was first brought up for consideration. Failure of the Borough
Council to render a decision and communicate it to the subdivider
within the time and in the manner required shall be deemed as final
approval of the preliminary plan unless the subdivider has agreed
to an extension of time, in which case failure to meet the extended
deadline shall have like effect.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 209;
as amended by Ord. 307 (89-4), 10/4/1989; and by Ord. 337 (92-4),
5/6/1992, § 3]
1.
Approval of the preliminary plan by the Borough Council constitutes
conditional approval of the subdivision as to the character and intensity
of development, the general layout, and the dimensions of streets,
lots and other planned features. This approval binds the developer
to the general scheme shown on the preliminary plan and the conditions
imposed by the Borough Council if approval was conditional and the
developer has agreed to the conditions. The plan shall not be signed
by the Borough Council until all conditions are complied with.
2.
Approval of the preliminary plan shall not constitute approval of the final subdivision plan, nor does it authorize recording of the preliminary plan or the sale of any lots. However, such approval does authorize the subdivider to proceed with the preparation of the final plan, installation and/or construction of improvements and posting of a bond guarantee as specified in § 22-211 of this Chapter.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 210;
as amended by Ord. 307 (89-4), 10/4/1989]
1.
At least 12 days prior to the next regularly scheduled Planning Commission
meeting the subdivider shall submit seven copies of the final plan
to the Secretary of the Planning Commission. The final plan shall
be drawn by a registered surveyor or a registered professional engineer
licensed as such in the Commonwealth of Pennsylvania. The application
shall be deemed to be filed under the terms of said act as of the
date of the regular meeting of the Planning Commission following such
submission.
2.
At the time of final approval, the original drawing showing the final
plan shall be made available for authentication by the Planning Commission
and the Borough Council. Both the Planning Commission and the Borough
Council shall sign this original drawing and return it to the subdivider
for compliance with the recording requirements.
3.
Submission of the final plan shall take place within one year after
the approval of the preliminary plan by the Borough Council. If the
subdivider does not submit the final plan during that time, the approved
preliminary plan becomes null and void. However, the subdivider may,
due to extenuating circumstances, apply for and receive a time extension
from the Borough Council upon recommendation of the Planning Commission.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 211;
as amended by Ord. 337 (92-4), 5/6/1992, § 4]
1.
No plan shall be finally approved unless the streets shown on such
plan have been improved as may be required by the provisions of this
Chapter and any walkways, curbs, gutters, streetlights, fire hydrants,
shade trees, water mains, sanitary sewers, storm sewers and other
improvements as may be required by the provisions of this Chapter
have been installed in accordance with this Chapter. In lieu of the
completion of any improvements required as a condition for the final
approval of a plan, the applicant shall deposit with the Borough financial
security in an amount sufficient to cover the cost of such improvements
or common amenities including, but not limited to, roads, stormwater
detention and/or retention basins and other related drainage facilities,
recreational facilities, open space improvements or buffer or screen
plantings that may be required. Without limitation as to other types
of financial security that are acceptable to the Borough or which
the Borough may approve, which approval shall not be unreasonably
withheld, federal or commonwealth charted lending institution irrevocable
letter of credit and restrictive or escrow accounts in such lending
institutions are acceptable financial security to guarantee completion
of improvements. Such financial security shall be posted with a bonding
company or federal or commonwealth chartered lending institution chosen
by the applicant or developer posting the financial security, provided
said bonding company or lending institution is authorized to conduct
such business within the Commonwealth of Pennsylvania.
2.
Such bond or other financial security shall provide for, and secure
to the public, the completion of any improvements that may be required
on or before the date fixed in the formal action of approval or accompanying
agreement for completion of the improvements. In the case where development,
is projected over a period of years, the Borough Council may authorize
submission of final plans by sections or stages of development, subject
to such requirements or guarantees to improvements in future sections
or stages of development as it finds essential for the protection
of any finally approved section of the development.
3.
Where requested by the applicant in order to facilitate financing,
the Borough shall furnish the applicant with a signed copy of a resolution
of the Borough Council indicating approval of the final plan contingent
upon the applicant obtaining a satisfactory financial security. The
final plan shall not be signed nor recorded until the financial improvements
agreement is executed. The resolution of contingent approval shall
expire and be deemed to be revoked if the financial security agreement
is not executed within 90 days. The applicant shall have the right
to request in writing an extension of this ninety-day period, which
extension shall not be unreasonably withheld by the Borough Council.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 212;
as amended by Ord. 337 (92-4), 5/6/1992, § 5]
1.
The amount of financial security to be posted for the completion
of the required improvements shall be equal to 110% of the cost of
completion estimated as of 90 days following the date scheduled for
completion by the developer. Annually the Borough may adjust the amount
of the financial security by comparing the actual cost of the improvements
which have been completed and the estimated cost for the completion
of the remaining improvements as of the expiration of the ninetieth
day after either the original date scheduled for completion or a rescheduled
date for completion. Subsequent to said adjustment, the Borough may
require the developer to post additional security in order to assure
that the financial security equals 110% of the cost of completion.
Any additional security shall be posted by the developer in accordance
with the provisions of this Chapter.
2.
The amount of financial security required shall be based upon an
estimate of the cost of completion of the required improvements submitted
by the applicant or developer and prepared by a professional engineer
licensed as such in the Commonwealth of Pennsylvania and certified
by such engineer to be a fair and reasonable estimate of such cost.
The Borough, upon the recommendation of the Borough Engineer, may
refuse to accept such estimate for good cause shown. If the applicant
or developer and the Borough are unable to agree upon an estimate,
then the estimate shall be recalculated and recertified by another
professional engineer licensed as such in the Commonwealth of Pennsylvania
and chosen mutually by the applicant or developer and Glen Rock Borough.
The estimate certified by the third engineer shall be presumed fair
and reasonable and shall be the final estimate. In the event that
a third engineer is so chosen, fees for the services of said engineer
shall be shared equally by the applicant or developer and the Borough.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 213;
as amended by Ord. 337 (92-4), 5/6/1992, § 6]
1.
As the work of installing the requirement improvements proceeds,
the applicant posting the financial security may request the Borough
Council to release or authorize the release, from time to time, of
such portions of the financial security necessary for payment to the
contractor or contractors performing the work. Any such requests shall
be in writing, by certified or registered mail, addressed to the Borough
Council of Glen Rock Borough and the Borough Council shall have 45
days from receipt of such request within which to allow the Borough
Engineer to certify, in writing, to the Borough Council that such
portion of the work upon the improvements has been completed in accordance
with the approved plan. Upon such certification, the Borough Council
shall authorize release by the bonding company or lending institution
of an amount as estimated by the Borough Engineer fairly representing
the value of the improvements completed or, if the Borough Council
fails to act within said forty-five-day period, the Borough Council
shall be deemed to have approved the release of funds as requested.
2.
The Borough Council may, prior to final release at the time of completion
and certification by the Borough Engineer, require the retention of
10% of the estimated cost of the aforesaid improvements, for a period
of up to six months from the date of completion.
3.
If any portion of said improvements shall not be approved or shall
be rejected by the Borough Council, the applicant shall proceed to
complete the same and, upon completion, the same procedure of notification
as outlined in the first paragraph of this Section shall be followed.
Nothing herein, however, shall be construed in limitation of the applicant's
rights to contest or to question by legal proceedings or otherwise
any determination of the Borough Council or of the Borough Engineer.
[Ord. 190 (71-4), 10/14/1971; as added by Ord. 337 (92-4),
5/6/1992, § 7]
1.
When the developer has completed all of the necessary and appropriate
improvements, the developer shall notify the Borough Council, in writing
by certified or registered mail, of the completion of the aforesaid
improvements and shall send a copy thereof to the Borough Engineer.
The Borough Council shall, within 10 days after receipt of such notice,
direct and authorize the Borough Engineer to inspect all of the aforesaid
improvements. The Borough Engineer shall, thereupon, file a report,
in writing, with the Borough Council, and shall promptly mail a copy
of the same to the developer by certified or registered mail. The
report shall be made and mailed within 30 days after receipt by the
Borough Engineer of the aforesaid authorization from the Borough Council,
said report shall be detailed and shall indicate approval or rejection
of said improvements, either in whole or in part, and if said improvements,
or any portion thereof, shall not be approved or shall be rejected
by the Borough Engineer, said report shall contain a statement of
reasons for such nonapproval or rejection.
2.
The Borough Council shall notify the developer within 15 days of
receipt of the Borough Engineer's report, in writing by certified
or registered mail, of the action of the Borough Council relative
thereto. If the Borough Council or Borough Engineer fails to comply
with the time limitations contained in this Chapter, all improvements
will be deemed to have been approved and the developer shall be released
from all liability, pursuant to its financial surety arrangement.
3.
If any portion of the said improvements shall not be approved or
shall be rejected by the Borough Council, the developer shall proceed
to complete the same and, upon completion, the same procedure of notification,
as outlined herein, shall be followed.
4.
Nothing herein, however, shall be construed in limitation of the
developer's right to contest or question by legal proceedings
or otherwise any determination of the Borough Council or the Borough
Engineer.
5.
Where herein reference is made to the Borough Engineer, he shall
be a duly registered professional engineer employed by the Borough
or engaged as a consultant thereto.
6.
To cover inspection costs, the developer must pay a fee to be established
by the Borough Council. Any unused portion of this fee will be refunded
to the developer upon completion of the inspections.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 214]
In the event that any improvements which may be required have
not been installed as provided in this Chapter or in accord with the
approved final plat, the Borough Council is hereby granted the power
to enforce any corporate bond, or other security by appropriate legal
and equitable remedies. If proceeds of such bond or other security
or insufficient to pay the cost of installing or making repairs or
corrections to all the improvement covered by said security, the Borough
Council may, at their option, install part of such improvements in
all or part of the subdivision or land development and may institute
appropriate legal or equitable action to recover the moneys necessary
to complete the remainder of the improvements. All of the proceeds,
whether resulting from the security or form any legal or equitable
action brought against the subdivider, or both, shall be used solely
for the installation of the improvements covered by such security,
and not for any other municipal purpose.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 215;
as amended by Ord. 307 (89-4), 10/4/1989; and by Ord. 490 (2017-05), 10/18/2017]
1.
The Planning Commission shall submit copies of the final subdivision
plan and supporting data to other official public agencies for review
and recommendations, and shall also transmit a copy to the Borough
Secretary accompanied by the written recommendations of the Planning
Commission.
A.
One copy shall be retained by the Secretary of the Planning Commission
for record.
B.
One copy transmitted to the local office of the Pennsylvania Department
of Environmental Protection for review and mapping of the proposed
utilities system.
C.
One copy transmitted to the District 8 Office of the Pennsylvania
Department of Transportation for review and mapping of dedicated streets.
D.
One copy to the Borough Engineer for review of engineering requirements.
E.
One copy transmitted to the York County Planning Commission as required by § 22-104 of this Chapter.
F.
One copy to the Borough Secretary accompanied by written recommendations
of the Planning Commission.
G.
One copy to all affected public utilities which shall be requested
to make recommendations as to the suitability of installing underground
telephone and electric lines.
H.
One copy to the Ordinance Committee of the Borough Council of any
plan resulting in more than four dwelling units.
I.
One copy to each additional agency as shall from time to time he
designated by resolution of the Borough Council on file in the Borough
Office.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 216]
1.
The Planning Commission shall, alone or jointly with the Borough
Council, 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 specifications and conditions which were agreed upon
at the time of the preliminary plan review.
C.
The Southern York County (SYC) Region Comprehensive Plan or any other
municipal or regional Comprehensive Plan in effect and Official Map
of Glen Rock Borough.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 217]
1.
Upon review the Planning Commission shall make recommendations to
the Borough Council as to the approval, conditional approval, or disapproval
of said final plan as submitted. Such action shall take place at a
regularly scheduled meeting of the Planning Commission or at a special
meeting if necessary for action within the time limit. The Borough
Secretary shall be immediately notified in writing as to the action
of the Planning Commission.
2.
If the plan is approved conditionally or disapproved, reasons for
such action shall be noted in the letter to the Borough Secretary,
along with necessary changes and/or additions to the final plan.
3.
In the case where development is projected over a period of years,
the Planning Commission may authorize submission of the final plan
by section or stages of development subject to such requirements of
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. 190 (71-4), 10/14/1971, Article 200, § 218;
as amended by Ord. 304 (89-1), 1/4/1989; by Ord. 307 (89-4), 10/4/1989;
and by Ord. 337 (92-4), 5/6/1992, §§ 8, 9]
1.
Following formal action by the Planning Commission, the Borough Council
shall proceed, alone or jointly with the Planning Commission with
final review of the final plan.
2.
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 Borough Council as indicating favorable review.
3.
The Borough Council may approve the plan in whole or in part, or
subject the plan to modifications or conditions or may disapprove
the plan. The decision of the Borough Council shall be in writing
and shall be communicated to the subdivider personally or mailed to
him at his last known address not later than five days following the
decision.
4.
Borough Council may approve a final plan with conditions. If approval
of the plan is conditional, the applicant shall indicate his agreement
of the conditions at the time of approval by signing either in person
or by an authorized agent, a form in the presence of the Borough Council
prepared by the Borough listing the conditions imposed. A copy of
the applicant's acceptance of the conditions imposed shall be
attached to and become a part of the written decision of the Borough
Council. Failure of the applicant to agree to the conditions imposed
shall be a denial of the plan by the Borough Council, and the decision
of the Council shall comply with the requirements of this Section
regarding plans for which approval is not given.
5.
The decision of the Borough Council shall be recorded on all copies
of the final plan received from the Planning Commission.
6.
When a final plan is not approved in terms as filed, the decision
shall specify the defects found in the plan and describe the requirements
which have not been met, and in each case cite the provisions of the
statute or ordinance relied upon.
7.
The Borough Council shall render a final decision on the final plan
and communicate it to the subdivider no later than 90 days after the
original Planning Commission meeting at which time the final plan
was first brought up for consideration. Failure of the Borough Council
to render a decision and communicate it to the subdivider within the
time and in the manner required shall be deemed as final approval
of the final plan unless the subdivider has agreed in writing to an
extension in time, in which case failure to meet the extended deadline
shall have like effect.
8.
Approval of the final plan by the Borough Council constitutes final
approval of the land development as to the character and intensity
of development, the layout and the dimensions of streets, lots and
other planned features. This approval binds the developer to the scheme
shown on the final plan and the conditions imposed by the Borough
Council if approval was conditional and the developer has agreed to
the conditions. The plan shall not be signed by the Borough Council
until all conditions are agreed to or complied with.
9.
Final plan approval and compliance with all conditions if any are
imposed authorizes recording of the final plan which must be accomplished
before the developer can proceed with the sale of any lots or the
construction of buildings or structures.
[Ord. 190 (71-4), 10/14/1971, Article 200, § 219;
as amended by Ord. 337 (92-4), 5/6/1992, § 10]
1.
Upon approval of the final plan and the compliance with all conditions
of approval of the plan was conditional, the Borough shall within
90 days of such approval or compliance with conditions record such
plan in the Office of the Recorder of Deeds of York County. Developer
shall secure the notation of review by the York County Planning Commission
prior to recording of the plan. Within 30 days after such recording,
the Borough shall furnish proof of recording to the developer.
2.
The recording of the final plan shall not constitute grounds for
assessment increase until such time as lots are sold or improvements
are installed on the land included within the subject subdivision.
3.
No changes, erasures, modifications or revisions shall be made on
the final plan after approval, unless the plan is first submitted
to the Planning Commission and Borough Council for their review and
approval.
