In order to discharge the duties imposed by law, the Board of Supervisors of the Township has adopted the following procedures which shall be observed by all subdividers.
A.
Subdividers may file with the Township Planning Commission a subdivision sketch plan as further described in Article VIII, for all proposed subdivisions of land lying within the Township. Sketch plans shall be submitted to the Township Secretary a minimum of 10 days prior to the date established for the meeting of the Township Planning Commission.
B.
Sketch plans will be considered as submitted for informal and confidential discussion. A copy of the sketch plan shall be submitted by the Township Secretary to the County Planning Commission for technical review and comments. Submission of a subdivision sketch plan shall not constitute formal filing of a plan with the Township Planning Commission.
C.
The Township Planning Commission shall review the sketch plan at the next meeting which falls at least 10 days after submission of the sketch plan and shall advise the developer and the Township Supervisors in writing concerning their recommendations for bringing the plan into conformance with the design standards of this chapter.
A.
Preliminary plans.
(1)
Five copies of the preliminary plans for all proposed subdivision of land lying within the Township shall be submitted to the Township Secretary who shall distribute them to the following officials and agencies for review and comment:
(2)
Preliminary or final plans and required supporting documents shall be submitted to the Township Secretary a minimum of 10 days prior to the date established for the meeting of the Township Planning Commission, if the subdivision is to be reviewed at that meeting.
B.
The final plan shall conform in all important respects with the preliminary plan as previously reviewed by the Board of Supervisors and shall incorporate modifications and revisions specified by the Board in its conditional approval of the preliminary plan. Otherwise, the plan shall be considered as a new preliminary plan.
C.
The final plan and supporting data shall comply with the provisions of Article VIII of this chapter. Failure to do so shall be cause for tabling the plan.
D.
The Township Planning Commission shall review the final plan to determine its relationship to the approved preliminary plan and its conformance to the requirements of this chapter; shall approve, conditionally approve, or disapprove the final plan and submit its findings in writing to the Board of Supervisors and the subdivider within 60 days of the submission of the complete final plan. (When the plan is not approved as submitted, the decision shall specify the defects found in the plan and describe the requirements which have not been met and shall, in each case, cite the provision of the chapter relied upon.)
E.
After receiving recommendations of the Township Planning Commission, or after 60 days from the date of the complete final plan submission have passed, the Board of Supervisors shall, at a scheduled or special meeting, review the final plan to determine its relationship to the approved preliminary plan and its conformance and shall either approve, conditionally approve, or disapprove the final plan within 90 days of the submission of the complete final plan. When the plan is not approved as submitted, the decision shall specify the defects found in the plan and describe the requirements which have not been met and shall, in each case, cite the provisions of the chapter relied upon.
F.
Within 90 days of final approval, the plan for subdivision shall be recorded in the Office of Recorder of Deeds of the County by the subdivider. If the plan is not recorded within this period, the approval of the Board of Supervisors shall be null and void. In the case that any deed restrictions, covenants or easements are included in such filing, the subdivider shall notify the Board of Supervisors in writing of such restrictions on the use of the properties being recorded. A copy of the recorded final plan, bearing the seal and signature of the County Recorder of Deeds and indicating the Plan Book number and page number where the plan is recorded, shall be provided to the Board of Supervisors.
G.
The Board of Supervisors may require that the owners shall supply a title insurance certificate from a reputable company before any property can be accepted for the Township.
H.
The submission of a preliminary plan may be waived for minor subdivisions upon written request by the subdivider, provided that no similar application pertaining to the same tract has been granted.
A.
Preliminary plans and supporting data shall comply with the provisions of Article VIII of this chapter.
B.
The Township Planning Commission shall review the preliminary plan to determine its conformance with this chapter; shall approve, conditionally approve, or disapprove the preliminary plan; and submit its findings in writing to the Board of Supervisors and the subdivider within 60 days of the submission of the complete preliminary plan. (When the plan is not approved as submitted, the decision shall specify the defects found in the Plan and describe the requirements which have not been met and shall, in each case, cite the provisions of the chapter relied upon.)
C.
After receiving recommendations of the Township Planning Commission, or after 60 days from the date of preliminary plan submission have passed, the Board of Supervisors shall, at a scheduled or special meeting, review the preliminary plan to determine its conformance to this chapter and shall either approve, conditionally approve, or disapprove the preliminary plan within 60 days of the submission of the complete preliminary plan. When the plan is not approved as submitted, the decision shall specify the defects found in the plan and describe the requirements which have not been met and shall, in each case, cite the provisions of the chapter relied upon.
D.
Approval of the preliminary plan in writing, subject to conditions, revisions, and modifications as stipulated by the Board of Supervisors shall constitute conditional approval of the subdivision as to the character and intensity of the development and the general layout and the approximate dimensions of streets, and other facilities. Such approval of the preliminary plan shall constitute approval to construct the improvements shown on the plan.
A.
The final plan and necessary supporting data shall be submitted to the Township Secretary for distribution and final approval within one year after the Board of Supervisors' action on the preliminary plan. Failure to submit within this time shall render the approved preliminary plan null and void. However, the subdivider may, due to extenuating circumstances, or phased plans, apply for and receive a time extension from the Township Supervisors. Duration of each time extension shall not exceed one year.
B.
Where a subdivision plan has been approved and recorded under the terms and conditions of this chapter, purchasers and mortgagees of lots in the subdivision shall be relieved of any and all liability for any deficiency in, lack of, or failure to complete, the necessary grading and paving of streets and other street improvements including, where specified in the plan, curbs, sidewalks, streetlights, fire hydrants, water mains, sanitary sewer and storm sewers, and failure to complete or properly complete said improvements shall not encumber any or all of the lots in the subdivision.
A.
To defray all of the expenses of subdivision review, fees as set by the Township Board of Supervisors shall be payable to the Treasurer of the Board of Supervisors of the Township, at filing of the preliminary plan.
B.
The Township may collect from the applicant, review fees for consultant and/or engineer reviews. Such review fees shall be reasonable and accordance with ordinary and customary charges by the Municipal Engineer or consultant for similar service in the community, but in no event shall the fees exceed the rate or cost charged by the engineer or consultant to the municipalities when fees are not reimbursed or otherwise imposed on applicants.
(1)
In the event the applicant disputes the amount of any such review fees, the applicant shall, within 14 days of the applicant's receipt of the bill, notify the municipality that such fees are disputed, in which case the municipality shall not delay or disapprove a subdivision or land development application due to the applicant's request over disputed fees.
(2)
In the event that the municipality and the applicant cannot agree on the amount of review fees which are reasonable and necessary, then the applicant and the municipality shall follow the procedure for dispute resolution as set forth in Section 510(g) of the Pennsylvania Municipalities Planning Code, Act of 1968, P.L. 805, No.247, as reenacted and amended,[1] provided that the professionals resolving such dispute shall be of the same profession or discipline as the consultants whose fees are being disputed.