Whenever a subdivision of land is desired to be effected, a plat of the layout of such subdivision shall be prepared, filed and processed according to the requirements of this chapter.
A. 
Prior to the preparation and filing of the preliminary plat, the subdivider shall submit the following plans and data to the Planning and Zoning Commission:
(1) 
General information: A description or outline of existing covenants, land characteristics, community facilities and utilities and information describing the proposed subdivision such as the number of residential lots, typical lot width and depth, price range, business areas, playgrounds, park areas, other public areas, proposed protective covenants, proposed utilities and street improvements.
(2) 
Location map: a location map showing the relationship of the proposed subdivision to existing community facilities which serve or influence it, including development name, location of any existing facilities, traffic arteries, public or other schools, parks, playgrounds, utilities, churches, shopping centers, airports, hospitals, principal places of employment, title, scale, North arrow and date.
(3) 
Topographic map: an existing United States Geological Survey Quadrangle Sheet or other acceptable map showing topographic features.
(4) 
Sketch plan: a sketch plan drawn to a scale of one inch equals 100 feet or greater on a print of the topographic map, showing by simple sketch the proposed layout of streets, lots and other features in relation to existing conditions including:
(a) 
The proposed name of the subdivision.
(b) 
The name of the subdivider.
(c) 
The name of the registered owner.
(d) 
North point, scale and date.
(e) 
The name of the engineer, surveyor or other qualified persons responsible for the map.
(f) 
The tract boundaries with bearing and distances.
(g) 
Topography, with elevations based on datum approved by the Planning and Zoning Commission and showing contours at vertical intervals of five feet.
(h) 
The approximate location of watercourses, tree masses, rock outcrops, existing buildings and actual location of sewers, inlets, water mains, easements, fire hydrants, railroads, existing or confirmed streets and their established grades.
(i) 
Adjacent streets.
B. 
After review and discussion with the subdivider, the Planning and Zoning Commission shall indicate the suitability of the plan for development into preliminary plans.
C. 
In assessing the suitability of the plan, the Planning and Zoning Commission shall consider the Township's plan of future land use, thoroughfare plan, community facilities plan or of any plans of the Planning and Zoning Commission and Township, including but not limited to proposed streets, recreation areas, drainage reservations, shopping centers and school sites.
D. 
Also to be considered is whether the land is subject to hazards of life, health and safety. Such land shall not be subdivided until such hazards are removed. These hazards shall be interpreted to mean land subject to flooding, slides due to excessive slope or excavation, land of excessive or improper fill material or land improperly drained.
A. 
Application. On reaching conclusions as recommended above regarding the general program and objectives, the subdivider shall prepare and submit to the Planning and Zoning Commission, at least 15 days prior to the regular monthly meeting of the Planning and Zoning Commission, five copies of the preliminary plans of the total land to be ultimately developed for review by the Planning and Zoning Commission according to the requirements and standards contained herein.
B. 
Planning and Zoning Commission review. The Planning and Zoning Commission shall review the plan submitted covering the requirements of this chapter point by point and shall consult with the Engineer and officials of any other department or authority concerned.
C. 
Planning and Zoning Commission action. The Planning and Zoning Commission shall notify the subdivider of the scheduled meeting place, date, time and agenda schedule. Within 30 days of this scheduled agenda review, the Planning and Zoning Commission shall report to the Board of Commissioners on the subdivision, recommending approval, conditional approval or disapproval, each with reasons for action.
D. 
Action of Board of Commissioners. The Board of Commissioners shall act on the preliminary plan within 30 days of the Planning and Zoning Commission stating its approval, conditional approval or disapproval, giving reasons for each, and may authorize, in writing, submission of a final plan for approval.
E. 
Nature of approval. Approval of a preliminary plan shall not constitute approval of a final plan, but rather an expression of approval of the layout submitted on the preliminary plan as a guide to the preparation of the final plan.
Preliminary plans and data shall include but not be limited to the following:
A. 
The preliminary plan shall be drawn at a scale of one inch equals 100 feet or greater.
B. 
The plan shall show or be accompanied by the following:
(1) 
Material required in § 160-7.
(2) 
Draft of protective covenants, if any.
(3) 
Title, which shall include:
(a) 
The name by which the subdivision will be recorded.
(b) 
Location by municipality, county and state.
(c) 
The names and addresses of the owner or owners.
(d) 
The name of the registered engineer or surveyor who surveyed the property and prepared the plan.
(e) 
North point, date and graphic scale.
(4) 
Tract boundaries with bearings, distances and area in acres to the nearest hundredths.
(5) 
Existing easements, their location, width and distance.
(6) 
Tract closures and block closures with an allowable error of one to 1:10,000.
(7) 
Contours at a vertical interval of five feet or, in the case of relatively flat tracts, at such intervals as may be necessary for study of the tract.
(8) 
Datum to which contour elevations refer.
(9) 
Bench marks.
(10) 
Existing physical features, which shall include:
(a) 
Watercourses, culverts, bridges and drains.
(b) 
Buildings, sewers, water mains and fire hydrants.
(c) 
Streets and alleys on or adjacent to the tract, including name, right-of-way widths and cartway widths.
(11) 
Proposed improvements, which shall include:
(a) 
The location, name and width of all proposed streets and alleys and paved cartway widths.
(b) 
Sidewalks and crosswalks.
(c) 
All rights-of-way and easements.
(d) 
Lot lines with bearings and dimensions.
(e) 
Building lines.
(f) 
Reservations of grounds for public use.
(g) 
General drainage plan for stormwater, which shall include proposed water direction of flow for stormwater in relation to natural channels with disposition controlled so as not to extend damage to adjoining properties.
(h) 
A plan of the proposed water distribution system or a plan showing the location of individual wells.
(i) 
A plan of the proposed sanitary sewerage system or plan, where required, showing the proposed location of on-lot sewage disposal facilities.
(j) 
Proposed land use of the improvement.
(12) 
The following additional data shall be submitted upon request by the Planning and Zoning Commission:
(a) 
The names and addresses of abutting property owners.
(b) 
Subsurface condition of the tract.
(c) 
Profiles showing existing ground and proposed center-line street grades.
(d) 
Typical cross sections of roadways and sidewalks.
(e) 
Sizes of water pipes and location of valves and fire hydrants.
(f) 
The location of manholes, invert elevations, grades and sizes of sanitary sewers.
A. 
Application to Planning and Zoning Commission. When filing an application for approval of the final plan, upon approval of the preliminary plan, the subdivider shall submit to the Planning and Zoning Commission Secretary, at least 15 days prior to a regular meeting of the Planning and Zoning Commission, one copy of all plans and other information. An original plus four copies may be submitted to meet requirements of Subsection G of this section. All final plans and other exhibits required for approval shall be submitted to the Planning Commission within one year after approval of the preliminary plan. Otherwise, such approval shall become null and void unless an extension of time is applied for and granted by the Planning and Zoning Commission.
B. 
Planning and Zoning Commission review. The Planning and Zoning Commission shall notify the subdivider of the scheduled meeting place, date, time and agenda schedule. Within 30 days of this scheduled meeting, the Planning and Zoning Commission shall report to the Board of Commissioners on the subdivision, recommending approval, conditional approval or disapproval, each with reasons for action. Approved final plans shall bear the signatures of the Chairman and Secretary of the Planning and Zoning Commission to be a certified statement that all plan procedure requirements have been met.
C. 
Planning and Zoning Commission action. Following review by the Planning and Zoning Commission, all final plans shall be submitted by the Planning and Zoning Commission to the Township Secretary of the Board of Commissioners at least 15 days prior to a regular meeting of the Board of Commissioners.
D. 
Title certificate. No final map shall be approved by the Board of Commissioners unless a certificate of title is furnished satisfactory to the Engineer.
E. 
Action of the Board of Commissioners. The Board of Commissioners shall review the final plan for recording and shall indicate within 40 days of receipt approval, conditional approval or disapproval. Approved final plans for recording shall bear the signatures of the Chairman and Secretary of the Board of Commissioners to be a certified statement that all plan procedure requirements have been met.
F. 
Application fee. At the time of filing the application of plans, the subdivider shall pay to the Board of Commissioners for use by the Township a fee to defray the cost of processing such plans and drafting the same on the Official Map of the Township. The fee shall be determined based upon the Engineer's estimated cost for processing such plans.
G. 
Disposition of plans. One copy of all final plans submitted for approval shall be retained by the Planning and Zoning Commission, one copy by the Board of Commissioners, one copy to be filed by the subdivider according to § 160-44, the fourth copy shall be returned to the subdivider. The copy retained by the Board of Commissioners shall be an approved duplicate linen.
For any subdivision requiring approval, the plan submitted shall:
A. 
Be drawn on tracing cloth or other comparable permanent material and shall be on sheets no larger than 24 inches by 36 inches with a border of 1/2 inch on all sides except the twenty-four-inch binding edge which shall be one inch. More than one sheet may be used for larger tracts and must be of the same scale and indexed.
B. 
Be drawn with waterproof black India ink, and all records, data, entries, statements, etc., thereon shall also be made with the same type of ink or reproducible typing, except that contour lines, when shown, shall be drawn with waterproof brown ink or with diluted waterproof India ink, so that said contour lines will show faintly on a print made from said plan.
C. 
Be drawn to a scale of one inch equals 100 feet or greater and shall be of sufficient size to clearly show all notations, dimensions and entries. All dimensions shall be shown in feet and decimals of a foot.
D. 
Contain a title block in a lower right corner with the following:
(1) 
The name under which the subdivision is to be recorded.
(2) 
The date of plan, graphic scale and location of subdivision.
(3) 
The name of the subdivision owner.
(4) 
The name and address of the registered professional engineer or surveyor preparing the plan.
E. 
Be drawn according to the following:
(1) 
Outside of subdivision.
(a) 
Streets and other ways by medium solid lines.
(b) 
Property lines of adjacent subdivisions by medium dashed and two dotted lines.
(c) 
Lot lines by light dotted lines.
(d) 
Restriction lines, easements, etc., by light dashed lines.
(2) 
Within subdivision:
(a) 
Streets or ways by heavy solid lines.
(b) 
Perimeter property lines of the subdivision by heavy dashed and two dotted lines.
(c) 
Lot lines by light solid lines.
(d) 
Restriction or building lines by light dashed lines.
(e) 
Easements or other reserved areas by light dotted lines.
F. 
Show:
(1) 
The primary control points, approved by the Engineer, or description and ties to which all dimensions, angles, bearings and similar data shall be referred.
(2) 
The acreage of the plot.
(3) 
The tract boundary lines, right-of-way lines of streets, easements and other rights-of-way and property lines of residential lots and other sites with accurate dimensions, bearings or deflection angles, radii, arcs and central angles of all curves.
(4) 
The name and right-of-way width of each street or right-of-way.
(5) 
The location, dimensions and purpose of all easements.
(6) 
A number to identify each lot or site.
(7) 
The purpose for which sites other than residential are to be dedicated.
(8) 
The building setback line on all lots and sites.
(9) 
The location and description of survey monuments.
(10) 
The names of record owners of adjoining unplotted land.
(11) 
The certification of the surveyor or professional engineer as to the accuracy of the survey and plat, showing name, address, registration, number and seal.
(12) 
A statement by the owner dedicating streets, rights-of-way and sites for public uses.
(13) 
Protective covenants, if any, in form for recording.
(14) 
Such other certificates, affidavits, endorsements or dedications as may be required in the enforcement of this chapter.
(15) 
Certification blocks for the appropriate governing and planning bodies.
In the combination or recombination of lots or portions of previously plotted lots, when the resultant lots are increased in street frontage and total area size that reaches or exceeds the standards of this chapter and the street pattern is in conformity with the Township General Development Plan, the procedures and regulations heretofore described shall be followed except as they may be modified on application to the Planning and Zoning Commission and approved by the Board of Commissioners.
Plans and data involving subdivisions of three lots or fewer shall include but not be limited to the following:
A. 
The provisions of §§ 160-7 through 160-11 will be waived for subdivisions of three lots or fewer and the following requirements will become applicable:
(1) 
The proposed plan shall be drawn at a scale of one inch equals 100 feet or greater.
(2) 
The proposed plan shall be legibly drawn on linen or comparable permanent material of the size not to exceed 24 inches by 36 inches.
(3) 
The plan shall show or be accompanied by the following:
(a) 
A description of the covenants.
(b) 
The title, which shall include:
[1] 
Location by municipality, county and state.
[2] 
The names and addresses of the owner or owners.
[3] 
The name of the registered engineer or surveyor, who surveyed the property and/or prepared the plan.
[4] 
North point, date and graphic scale.
(c) 
The proposed use of the land.
(d) 
The lot lines, dimensions and land area of proposed lot; also, the area remaining in the original parcel.
(e) 
The existing and proposed streets, alleys and/or easements on or adjacent to the tract.
(f) 
Available utilities (if public sewer and water, source and sewage disposal system should be indicated).
(g) 
A statement by the owner dedicating streets and rights-of-way for public use.
(h) 
The names of abutting property owners.
(i) 
The following additional data, which shall be submitted upon request by the Planning and Zoning Commission or Board of Commissioners:
[1] 
Subsurface and drainage conditions of the tract.
[2] 
Any other data pertinent to the plan.
B. 
Preliminary and final plans. Conformance to the above requirements may replace the preliminary and final plan requirements.
C. 
Approval and disposition of final plans. Approval and disposition of final plans shall be in accordance with § 160-10.
Where owing to special conditions a literal enforcement of this chapter would result in unnecessary hardship, the Township Board of Commissioners may make such reasonable exception thereto as will not be contrary to the public interest and may permit the sale of a lot, issuance of a permit or erection of a building subject to conditions necessary to assure adequate streets and other public improvements.