A. 
In order to discharge the duties imposed by law, the Borough has adopted the following procedures, which shall be observed by all applicants and their agents.
B. 
The review process for the plans required by this chapter shall include no more than 90 days following the date of the regular meeting of the Planning Commission next following the date the application is filed or the date an order of the court remanding an application or plan is received at Borough Hall by the Borough Manager, provided that should said next regular meeting occur more than 30 days following the date of application, the ninety-day period shall be measured from the thirtieth day following the day the application has been filed. The applicant may agree to waive the time requirement by written request.
C. 
The submission of preliminary or final plans shall constitute a new and separate submission.
D. 
The review process for revised plans by the Borough shall be included within the ninety-day review period for the preliminary or final plan, as per the separate stage of approval. A revised plan must be accompanied by a complete application form, all required information and appropriate fees. With a revised plan, the applicant must submit a written withdrawal of the previously submitted plan.
E. 
The submission of sketch plans or concept plans shall not require formal review and decision by the Borough or the Planning Commission and shall not start any time table for review and approval. Said submissions are informative in nature only.
F. 
The separate stages of approval may require the submission of preliminary plans and final plans. These plans differ in their purpose and the required level of detail. The tables below indicate the required plan for the different types of submission. All subdivisions not specifically classified as a minor subdivision shall be consider a major subdivision.
Plan
Minor Subdivision1
Major Subdivision
Land Development
Sketch
Not Required
Not Required
Not Required
Preliminary
Not Required
Required
Required
Final
Required
Required
Required
Record
Required
Required
Required
1 - Includes Lot Line Adjustments and Land Use applications
G. 
The owner of the parcel of land to be subdivided or developed shall submit written statement granting the Borough, the Borough Engineer or designee, its authorized agents and representatives, the Planning Commission, and the representatives of county and municipal departments and agencies having responsibility for review and/or approval under this chapter the right to enter the parcel of land for the purpose of inspection and enforcement of the requirements, terms and conditions imposed herein.
H. 
It shall be the duty of the applicant to make timely and proper applications to the Bucks County Planning Commission, the Bucks County Conservation District and other review agencies.
I. 
Applications for all stages of the review process shall be submitted to the Borough Manager or person so designated by Borough Council to receive applications, 21 days prior to a regularly scheduled meeting. Proper fees and all other plan requirements of this chapter shall be included. The Borough Manager shall check the application for completeness. If the application is complete, the applicant will be notified in writing and the Borough Manager shall formally submit the application at the next Borough Planning Commission meeting.
J. 
Written notice shall be provided by the applicant to all adjoining property owners at least seven days prior to the date of the meeting at which the application will be discussed. Such notice shall be provided only once, at the time of initial submission.
K. 
Decisions on each application shall be made at regular or special meetings of the Planning Commission and/or Borough Council.
A sketch plan is a conceptual plan, drawn approximately to scale, indicating salient existing features of the tract and showing approximate street and lot layout as a basis of consideration. The purpose of the sketch plan is to establish informal discussion between the applicant and the Borough. It should provide sufficient general information to make the plans comprehensible and to permit informed discussions. Submission of a sketch plan shall not constitute official submission of a plan to the Borough.
A. 
The sketch plan and all information and procedures relating thereto shall in all respects be in compliance with the provisions of this chapter.
B. 
Deposit and application fee. Application fees and escrow deposits for the different types of subdivision and land development submissions are listed in the Borough of Langhorne Fee Schedule, as revised.
C. 
Procedure.
(1) 
The applicant prepares sketch plan application form.
(2) 
The applicant submits 15 copies of the sketch plan and application form to the Borough Manager, 21 days prior to a regularly scheduled Planning Commission meeting.
(3) 
The applicant submits application fees and escrow deposit according to the Borough of Langhorne Fee Schedule, as revised.
(4) 
The applicant submits two full copies of all supporting documents, including a conceptual front elevation plan, a general lighting plan, a designation of any stormwater management areas or issues, a general delineation of natural resource protection areas, wetland determination, Langhorne Zoning Hearing Board Decisions, appellate court decisions, a proposed description of commercial, business and/or industrial uses, condominium uses and/or open space proposals.
(5) 
The applicant submits two copies of any review or report submitted by an outside review agency.
(6) 
The applicant submits a statement regarding the compliance of the plan with Borough ordinances or a list of variances and/or waivers necessary to develop the property in the manner shown on the sketch plan.
(7) 
The Borough Manager checks submission against checklist for completeness and if submission is incomplete immediately notifies the applicant in writing indicating the deficiencies, if submission is complete, the applicant is notified in writing and the Borough Manager submits the plan to the Planning Commission for review.
(8) 
The Borough Manager shall immediately distribute copies of the sketch plan, as follows:
(a) 
The Borough of Langhorne Planning Commission: nine copies.
(b) 
The Borough of Langhorne land use consultant: one copy.
(c) 
Borough Engineer: one copy.
(d) 
Borough Council: one copy.
(e) 
Historic Architectural Review Board [NOTE: For proposed development in the Historic District]: one copy.
(f) 
Borough Solicitor: one copy.
(g) 
Zoning Officer: one copy.
(9) 
At the discretion and direction of Borough Council, the Borough Engineer may review the engineering considerations in the sketch plan and present his comments to Borough Council or the Planning Commission.
(10) 
Following acceptance of the plans by the Borough Manager, the Planning Commission shall review the sketch plan to determine whether the plan meets the objectives and requirements of this Chapter 390, Subdivision and Land Development, and other ordinances and discuss the plans with the applicant.
(11) 
After review of the sketch plan by the Planning Commission, Borough Council shall review the recommendations of the Planning Commission and Borough Engineer, determine whether the plan meets the objectives and requirements of this Chapter 390, Subdivision and Land Development, and other ordinances and discuss the submission with the applicant. Borough Council may, but is not required to, make suggestions or comments concerning its opinion of the sketch plan.
(12) 
Support or opposition to the sketch plan does not constitute approval or disapproval of the plan. It is only advisory. Such advice is not binding on the Planning Commission, Borough Council or other municipal agencies.
(13) 
The applicant may present alternate sketch plans at the same time or a different times.
The purpose of the preliminary plan is to establish the criteria for the final plan and to require formal approval of that criteria. This enables the applicant to proceed to the final approval stage knowing that changes or revisions in the plan will be minor.
A. 
The preliminary plan and all information and procedures relating thereto shall in all respects be in compliance with the provisions of this chapter.
B. 
Deposit and application fee. Application fees and escrow deposits for the different types of subdivision and land development submissions are listed in the Borough of Langhorne Fee Schedule, as revised.
C. 
Procedure.
(1) 
The applicant prepares preliminary plan application form.
(2) 
The applicant submits 17 copies of the preliminary plan and application form to the Borough Manager, 21 days prior to a regularly scheduled meeting.
(3) 
The applicant submits application fees and escrow deposits according to the Borough of Langhorne Fee Schedule, as revised.
(4) 
The applicant submits two full copies and 15 summary copies of all supporting documents, including front elevation plan, lighting plan, erosion and sediment control narrative, environmental and community impact assessment report, stormwater management report, natural resource protection report, traffic study, Zoning Hearing Board decisions, court decisions, legal description of any land to be dedicated, description of commercial, business or industrial uses for nonresidential developments, condominium and/or open space agreements.
(5) 
The applicant submits 17 copies of any review or report submitted by an outside review agency.
(6) 
The applicant submits a statement regarding the compliance of the plan with Borough ordinances or a list of variances and/or waivers necessary to develop the property in the manner shown on the preliminary plan.
(7) 
The applicant provides evidence that he has notified all adjoining property owners at least seven days prior to the date of the meeting at which the application will be discussed.
(8) 
The Borough Manager checks submission against checklist for completeness and if submission is incomplete immediately notifies the applicant in writing indicating the deficiencies. If submission is complete, the applicant is notified in writing and the Borough Manager submits the plan to the Planning Commission for review.
(9) 
The Borough Manager shall immediately distribute copies of the preliminary plan, as follows:
(a) 
The Borough of Langhorne Planning Commission: nine copies.
(b) 
Borough land use consultant: one copy.
(c) 
Borough Engineer: one copy.
(d) 
Borough Council: two copies.
(e) 
Historic Architectural Review Board [NOTE: For all development in the Historic District]: one copy.
(f) 
Borough Solicitor: one copy.
(g) 
Fire Marshal [NOTE: May be waived by the Borough Council for minor subdivisions]: one copy.
(h) 
Zoning Officer: one copy.
(10) 
The applicant shall distribute additional plans, immediately after making application to the Borough, as follows:
(a) 
Middletown Township Water Authority: one copy.
(b) 
Bucks County Planning Commission: one copy.
(c) 
Bucks County Conservation District: one copy.
(d) 
Bucks County Sewer Authority: one copy.
(e) 
Pa. Dept. of Transportation [NOTE: Required for all plans that enter a state highway]: one copy.
(11) 
The Bucks County Planning Commission reviews the preliminary plan and forwards one copy of the plan to the Natural Resource Conservation Service. A report is prepared and sent to the Planning Commission within 30 days.
(12) 
The Borough Engineer shall within 30 days following official acceptance of the preliminary plan:
(a) 
Review the engineering considerations, including natural resource protection considerations and stormwater management issues, in the applicant's subdivision.
(b) 
Prepare a report for the Borough.
(13) 
The Borough Zoning Officer shall review the preliminary plan to determine its conformance to Chapter 450, Zoning, the applicability of Chapter 230, Historical Districts, Landmarks and Buildings, and submit a written report. The Zoning Officer shall check all zoning data submitted to determine if it meets the requirements of this chapter, Chapter 450, and the latest amendments to both chapters.
(14) 
Following official acceptance of the plans by the Borough Manager, the Planning Commission shall within 60 days following acceptance of the preliminary plan by the Borough:
(a) 
Review all applicable reports from the Bucks County Planning Commission, Borough Engineer, Borough land use consultant, Natural Resource Conservation Service, Fire Marshal, and Zoning Officer.
(b) 
Determine whether the preliminary plan meets the objectives and requirements of this Chapter 390, Subdivision and Land Development, and other ordinances.
(c) 
Discuss the submission with the applicant.
(d) 
Recommend approval or disapproval of the preliminary plan in a written report to the Council.
(15) 
Borough Council shall within 90 days following acceptance of the preliminary plan:
(a) 
Review reports of the Borough Planning Commission and those agencies listed in Subsection C(9) and (10) above.
(b) 
Determine whether the preliminary plan meets the objectives and requirements of this Chapter 390, Subdivision and Land Development, and other ordinances.
(c) 
Discuss the submission with the applicant.
(d) 
Approve or disapprove the preliminary plan. If disapproved, the Borough Council shall state the reasons for this action.
(e) 
The decision of Borough Council shall be in writing and shall be communicated to the applicant, or his agent, personally or mailed to him at his last known address not later than 15 days following the decision.
(f) 
When the application is contested or denied, each decision shall be accompanied by findings of fact and conclusions based thereon together with the reasons thereof. Conclusions based on provisions of the Pennsylvania Municipalities Planning Code,[1] this chapter or any other Borough ordinance shall contain a reference to the provision relied upon and the reasons why the conclusion is deemed appropriate in light of the facts found.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(g) 
The action of Borough Council, either approving or disapproving the preliminary plan, shall be noted with the date of such action and the signature of the Borough Council President and Secretary on two sets of plans. One copy of the plan shall be maintained for the permanent records of the Borough and one copy shall be sent to applicant at his last known address.
(16) 
Approval of the preliminary plan shall constitute conditional approval of the subdivision or land development as to the character and intensity, but shall not constitute approval of the final plan or authorize the sale of lots or construction of buildings.
(17) 
If the preliminary plan is disapproved, the applicant may file a revised preliminary plan with Borough Council. This shall be considered a new application, requiring the applicant to pay the application fees and restarting the 90 day review period.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Purpose. In the case of minor subdivisions, land use applications and lot line adjustment plans, it is the purpose of this section to provide a simplified procedure by which said plans may be submitted and approved. This section shall not be applicable to applications for approval of major subdivisions and land developments and the applicant shall be required to comply with the relevant requirements of this chapter. All subdivisions not specifically classified as a minor subdivision shall be consider a major subdivision.
B. 
Deposit and application fee. Application fees and escrow deposits for the different types of subdivision and land development submissions are listed in the Borough of Langhorne Fee Schedule, as revised.
C. 
Procedure.
(1) 
The applicant shall submit a complete submission to the Borough Manager, 21 days prior to a regularly scheduled meeting. A complete submission shall include:
(a) 
Seventeen copies of the plan.
(b) 
Completed Borough application form.
(c) 
Payment of the application fee and escrow deposit, according to the Borough of Langhorne Fee Schedule, as revised.
(2) 
The applicant submits two full copies and 15 summary copies of all supporting documents, including front elevation plan, lighting plan, erosion and sediment control plan, natural resources protection report, environmental and community impact assessment report, description of proposed commercial, business or industrial uses, stormwater report and traffic study.
(3) 
The applicant submits 17 copies of any review or report submitted by an outside review agency.
(4) 
The applicant submits a statement regarding the compliance of the plan with Borough ordinances or a list of variances and/or waivers necessary to develop the property in the manner shown on the plan.
(5) 
The applicant provides evidence that he has notified all adjoining property owners at least seven days prior to the date of the meeting at which the application will be discussed.
(6) 
The Borough Manager checks submission against checklist for completeness and if submission is incomplete immediately notifies the applicant in writing indicating the deficiencies. If submission is complete, the applicant is notified in writing and the Borough Manager submits the plan to the Planning Commission for review.
(7) 
The Borough Manager shall immediately distribute copies of the plan and application to:
(a) 
The Borough of Langhorne Planning Commission: nine copies.
(b) 
Borough land use consultant: one copy.
(c) 
Borough Engineer: one copy.
(d) 
Borough Council: three copies.
(e) 
Historic Architectural Review Board [NOTE: For development in the Historic District]: one copy.
(f) 
Borough Solicitor: one copy.
(g) 
Zoning Officer: one copy.
(8) 
The applicant shall distribute additional plans, immediately after making application to the Borough, as follows:
(a) 
Middletown Township Water Authority: one copy.
(b) 
Bucks County Planning Commission: one copy.
(c) 
Bucks County Conservation District: one copy.
(d) 
Bucks County Sewer Authority: one copy.
(e) 
Pa. Dept. of Transportation [NOTE: Required for all plans that enter a state highway]: one copy.
(9) 
Bucks County Planning Commission reviews plan and forwards one copy of the plan to the Natural Resource Conservation Service. A report is prepared and sent to the Planning Commission within 30 days.
(10) 
The Borough Engineer shall within 30 days following official acceptance of the plan:
(a) 
Review the engineering considerations, including natural resource protection considerations and stormwater management issues, in the applicant's submission.
(b) 
Prepare and submit a report to the Borough.
(11) 
The Borough Zoning Officer shall review the submission to determine its conformance to Chapter 450, Zoning, the applicability of Chapter 230, Historical Districts, Landmarks and Buildings, and submit a written report. The Zoning Officer shall check all zoning data submitted to determine if it meets the requirements of this chapter, Chapter 450, and the latest amendments to both chapters.
(12) 
The Planning Commission shall, within 60 days of the start of the review period as indicated in § 390-400:
(a) 
Review reports submitted by the other reviewing agencies and officials.
(b) 
Determine whether the minor subdivision plan meets the requirements of this and other applicable ordinances.
(c) 
Recommend approval or denial of the minor subdivision plan in a written report to Borough Council. When denial is recommended, the written report 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.
(13) 
The Borough Council shall, within 90 days of the start of the review period as indicated in § 390-400:
(a) 
Review reports submitted by the other reviewing agencies and officials. Borough Council shall not act until the written comments of the Planning Commission have been received or until a period of 60 days has expired from the date of the start of the review period. Borough Council also shall not act until the report of the Bucks County Planning Commission has been received or until a period of 30 days has expired from the date of the start of the review period.
(b) 
Listen to the applicant's presentation if requested by the applicant.
(c) 
Determine whether the minor subdivision plan meets the requirements of this chapter and other applicable ordinances.
(d) 
Render its decision in writing. A report of the decision shall be mailed to the applicant at the address supplied on his application within 15 days of its action. When the plan is not approved in terms as filed, the decision shall specify the defects found and describe the requirements which have not been met and shall in each case cite the provisions of the chapter that have been relied upon.
(e) 
If approved by Borough Council, two exact copies of the approved record plan, in the form and format required by the Bucks County Recorder of Deeds, and two paper copies shall be submitted by the applicant for the required signatures as specified in § 390-505.
(f) 
When the application is contested or denied, each decision shall be accompanied by findings of fact and conclusions based thereon together with the reasons thereof. Conclusions based on provisions of the Pennsylvania Municipalities Planning Code,[1] this chapter or any other Borough ordinance shall contain a reference to the provision relied upon and the reasons why the conclusion is deemed appropriate in light of the facts found.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(g) 
The action of Borough Council, either approving or disapproving the minor subdivision plan, shall be noted with the date of such action and the signature of the Borough Council President and Secretary on two sets of plans. One copy of the plan shall be maintained for the permanent records of the Borough and one copy shall be sent to applicant at his last known address.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Purpose. The purpose of the final plan is to require formal approval by Borough Council before plans for all subdivisions and land developments are recorded as required by this chapter. A final plan shall be submitted conforming to the changes recommended during the preliminary plan procedures. The final plan and all information and procedures relating thereto shall in all respects be in compliance with the provision of this chapter and all other applicable Borough ordinances, except where variation therefrom may be specifically approved in writing by Borough Council with preliminary plan approval.
B. 
Deposit and application fee. Application fees and escrow deposits for the different types of subdivision and land development submissions are listed in the Borough of Langhorne Fee Schedule, as revised.
C. 
Procedure.
(1) 
The applicant shall submit a complete submission to the Borough Manager, 21 days prior to a regularly scheduled meeting. A complete submission shall include:
(a) 
Seventeen copies of the plan.
(b) 
Completed Borough application form.
(c) 
Payment of the application fee and escrow deposit according to the Borough of Langhorne Fee Schedule, as revised.
(2) 
The applicant submits two full copies and 15 summary copies of all supporting documents, including front elevation plan, lighting plan, erosion and sediment control narrative, natural resource protection report, environmental and community impact assessment study, stormwater management report and traffic study.
(3) 
The applicant submits 17 copies of any review or report submitted by an outside review agency.
(4) 
The applicant submits a statement regarding the compliance of the plan with Borough ordinances or a list of variances and/or waivers necessary to develop the property in the manner shown on the plan.
(5) 
The Borough Manager checks submission against checklist for completeness and, if submission is incomplete, immediately notifies the applicant in writing indicating the deficiencies. If submission is complete, the applicant is notified in writing and the Borough Manager submits the plan to the Planning Commission for review.
(6) 
The Borough Manager shall distribute copies of the plan and application to:
(a) 
The Borough of Langhorne Planning Commission: nine copies.
(b) 
Borough land use consultant: one copy.
(c) 
Borough Engineer: one copy.
(d) 
Borough Council: three copies.
(e) 
Historic Architectural Review Board: [NOTE: For development in the Historic District]: one copy.
(f) 
Borough Solicitor: one copy.
(g) 
Zoning Officer: one copy.
(7) 
The applicant shall distribute additional plans, immediately after making application to the Borough, as follows:
(a) 
Middletown Township Water Authority: one copy.
(b) 
Bucks County Planning Commission: one copy.
(c) 
Bucks County Sewer Authority: one copy.
(d) 
Pa. Dept. of Transportation [NOTE: Required for all plans that enter a state highway]: one copy.
(8) 
The Borough Engineer shall within 30 days following official acceptance of the plan:
(a) 
Review the engineering considerations, including natural resource protection considerations and stormwater management issues, in the applicant's submission.
(b) 
Prepare and submit a report to the Borough.
(9) 
The Borough Zoning Officer shall review the final plan to determine its conformance to Chapter 450, Zoning, and submit a written report. The Zoning Officer shall check all zoning data submitted to determine if it meets the requirements of this chapter, Chapter 450, Zoning, and the latest amendments to both chapters.
(10) 
The Planning Commission shall, within 60 days of the start of the review period as indicated in § 390-400:
(a) 
Review reports submitted by the other reviewing agencies and officials.
(b) 
Determine whether the final plan meets the requirements of this and other applicable ordinances.
(c) 
Recommend approval or denial of the final plan in a written report to Borough Council. When denial is recommended the written report 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.
(11) 
Borough Council shall, within 90 days of the start of the review period as indicated in § 390-400:
(a) 
Review reports submitted by other agencies and officials. Borough Council shall not act until the written comments of the Planning Commission have been received or until a period of 60 days has expired from the date of the start of the review period.
(b) 
Listen to the applicant's presentation if requested by the applicant.
(c) 
Determine whether the final plan meets the requirements of this chapter and other applicable ordinances.
(d) 
Render its decision in writing. A report of the decision shall be mailed to the applicant at the address supplied on his application within 15 days of its action. When the plan is not approved in terms as filed, the decision shall specify the defects found and describe the requirements which have not been met and shall in each case cite the provisions of the chapter that have been relied upon.
(e) 
When the application is contested or denied, each decision shall be accompanied by findings of fact and conclusions based thereon together with the reasons thereof. Conclusions based on provisions of the Pennsylvania Municipalities Planning Code,[1] this chapter or any other Borough ordinance shall contain a reference to the provision relied upon and the reasons why the conclusion is deemed appropriate in light of the facts found.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(f) 
The action of Borough Council, either approving or disapproving the final plan, shall be noted with the date of such action and the signature of the Borough Council President and Secretary on two sets of plans. One copy of the plan shall be maintained for the permanent records of the Borough and one copy shall be sent to applicant at his last known address.
(12) 
If approved by Borough Council, two exact copies of the approved record plan, in the form and format required by the Bucks Country Recorder of Deeds, and four paper copies shall be submitted for the required signatures as specified in § 390-505. If the plans have more than one sheet, two of the paper copies shall be complete sets: one for the Borough and one for the Borough Engineer. The applicant shall submit all required contracts as required by this chapter and any other applicable ordinances. The copies of the plan for recording purposes shall not be recorded until the guarantees and contracts specified in Article IX have been approved by Borough Council.