To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan should include the information listed below. Many of these items can be taken from the existing resources and site analysis (see §
153-28C), a document that must in any case be prepared and submitted no later than the date of the site inspection, which precedes the preliminary plan. The sketch plan shall be prepared as a simple overlay sheet placed on top of the existing resources and site analysis.
A. Name and address of the legal owner, the equitable owner, and/or
the applicant;
B. Name and address of the professional engineer, surveyor, planner,
architect, landscape architect, or site designer responsible for preparing
the plan;
C. The deed reference, parcel identification number and tax assessment
number for each involved parcel;
D. Graphic scale (not greater than one inch equals 200 feet; however,
dimensions on the plan need not be exact at this stage) and North
arrow;
E. Tract boundaries, sufficient to locate the tract on a map of the
Township;
H. Streets on and adjacent to the tract (both existing and proposed);
I. One-hundred-year floodplain limits;
K. Topographic, physical, and cultural features including fields, pastures,
meadows, wooded areas, trees with a diameter of 15 inches or more,
hedgerows and other significant vegetation, steep slopes (over 25%),
rock outcrops, soil types, ponds, ditches, drains, dumps, storage
tanks, streams within 200 feet of the tract, and existing rights-of-way
and easements, and cultural features such as all structures, foundations,
walls, wells, trails, and abandoned roads;
L. Schematic layout indicating a general concept for land conservation
and development;
M. Proposed general street and lot layout;
N. General description of proposed method of water supply, sewage disposal,
and stormwater management;
O. In the case of land development plans, proposed location of buildings
and major structures, parking areas and other improvements;
P. A map of the entire contiguous holdings of the owner or developer
showing anticipated locations of roads;
Q. Location of all areas or features of the project parcel which are
subject to the Township Official Map and the type of reservations
as specified on the Official Map.
(See §
153-32 and Article
IX for land developments.) Final plans shall be prepared by a qualified professional (see definition in Article
II), as applicable, and required by state law. Final plans shall be submitted pursuant to the following:
A. Existing resources and site analysis. A plan, as required by § 153-25C,
consistent with the terms and requirements of the approved preliminary
plan and modified, as necessary, to show the proposal for final approval.
B. Final resource impact and conservation analysis.
(1) This plan shall comply with all of the requirements for the preliminary resource impact and conservation analysis, as set forth in §
153-28D, to show all proposed improvements described in the other detailed final plan documents as required by this §
153-29.
(2) In addition to the requirements of §
153-28D, the applicant shall submit an accompanying resource assessment report divided into the following sections:
(a)
Description of existing resources (as documented in §
153-28C).
(b)
Impacts of the proposed development on existing resources, correlated
to the areas depicted in the final resource impact and conservation
analysis.
(c)
Measures taken to minimize and control such impacts both during
and following the period of site disturbance and construction.
(d)
The qualifications and experience of the preparer of the report.
C. Final plan information. The final plan shall be drawn to the same
drafting standards and contain all of the information required on
the preliminary plan and the following additional information:
(1) The full plan of the proposed development including, but not limited
to, the following information and data:
(a)
Sufficient bearings, lengths of lines, radii, arc lengths and
chords of all lots, streets, rights-of-way, easements, community or
public areas and areas to be dedicated to accurately and completely
reproduce each and every course on the ground.
(b)
All dimensions in feet and hundredths of a foot.
(c)
All bearings to the nearest one second of the arc.
(e)
Street widths and right-of-way and easement widths.
(f)
A clear sight triangle shall be shown for all street intersections.
(h)
Total tract area and area of each lot to the nearest 1/100th
of an acre and/or the nearest square foot.
(i)
Location and type of permanent monuments and markers which have
been found or set in place.
(j)
Building setback lines for each lot or the proposed placement
of each building.
(k)
Excepted parcels or sections shall be marked "not included in
this plat" and their boundary completely indicated by bearings and
distances.
(l)
A statement of intended use of all lots, with reference to restrictions
of any type which exist as covenants in the deed for the lots contained
in the subdivision and if the covenants are recorded, including the
book and page.
(m)
The deed reference, parcel identification number and tax assessment
number for each involved parcel.
(n)
The location, ownership and maintenance responsibility of common
facilities and conservation open space.
(o)
Name, address, license number, seal and signature of the qualified professional (see definition in Article
II) responsible for the preparation of the plan.
(p)
Final improvements plan meeting the requirements of §
153-28E with updated information.
(2) The following items and notes shall be on all final plans, when applicable,
in the form of protective and/or restrictive covenants:
(b)
Corner lot easements for clear sight triangles.
(c)
Corner lot driveway locations.
(d)
Utility and drainage easements, including ownership and maintenance
responsibility.
(e)
"Wells and sewage disposal systems shall be constructed in accord
with the current standards of the Pennsylvania Department of Environmental
Protection and Kidder Township."
(f)
"Individual owners of lots must apply to the Township for a
sewage permit prior to the construction of any on-lot sewage disposal
system."
(g)
"In granting this approval the Township has not certified or
guaranteed the feasibility of the installation of any type of well
or sewage disposal system on any individual lot shown on this plan."
(h)
"All lots shown on this plan are subject to the rules and regulations
contained in the Kidder Township Zoning Ordinance."
(3) The following general notes shall be included on all final plans,
if applicable:
(a)
The subdivision incorporates a private access street as defined
in this chapter. "The improvement and maintenance of any private access
street shall be the sole responsibility of those persons benefitting
from the use thereof."
(b)
A "lot improvement" proposal. "Lot/parcel_____ shall be joined
to and become an inseparable part of lot/parcel _____as recorded in
Deed Book Volume_____, Page_____ and cannot be subdivided, conveyed
or sold separately or apart there from without prior Township approval."
(c)
All cases. "Highway occupancy permits are required for access
to roads under the jurisdiction of the Pennsylvania Department of
Transportation pursuant to the State Highway Law (P.L. 1242, No. 428,
§ 420) and for access to roads under the jurisdiction of
Kidder Township."
(d)
All cases. "The developer and/or the lot purchaser(s) assumes
full responsibility for obtaining any local, state, and federal permits
and/or approvals relating to wetlands. Approval by the Board of Supervisors
shall not in any manner be construed to be an approval of compliance
with statutes or regulations relating to wetlands. Kidder Township
shall have no liability or responsibility for the same to the developer
or purchaser(s)."
(e)
On-site subsurface sewage disposal is proposed. "This approval
in no way certifies or guarantees the suitability of any lot for the
installation of a subsurface sewage disposal system. The PA DEP planning
conducted as part of the subdivision plan approval process is for
general suitability only; and, a sewage permit will be required prior
to the issuance of any building permit."
(f)
The requirement for sewage planning is waived by the Township.
"The lot(s) shown on this plan have not been approved for any type
of sewage disposal based upon the representation by the developer
that the lot(s) will be used for purposes other than a dwelling, commercial
establishment, or any use which generates wastewater. The development
of the lot(s) for any such purpose shall require a sewage permit,
zoning and other applicable approvals by Kidder Township."
(g)
Common land and/or facilities are involved. "Common open land,
common recreation land, common facilities and development improvements
shall not be sold separately or be further subdivided or developed,
nor shall such land be used for density for any other development."
(h)
All cases. "The Board of Supervisors of Kidder Township does
not intend to accept the dedication any of the roads, streets or the
like, other proposed public ways, spaces, or areas, or any other development
improvements shown on this final plan. The land owner, developer or
an association of lot owners shall be responsible for the maintenance
of all development improvements them subsequent to the construction
of the same."
(i)
All cases. The surveyor shall certify on the plan that the map
or plat, and the survey on which it is based, were made in accord
with current accepted Pennsylvania practice, and the date which the
field work was completed.
(j)
All cases. "The property shown on this plan is under and subject
to the Kidder Township Zoning Ordinance, as amended."
(k)
Existing easements are not specifically delineated. "The approval
of this plan by the Board of Supervisors of Kidder Township does not
have the effect of altering, redefining or extinguishing any easements
of record existing on, under or over the property."
(4) In the case of land developments, the location and configuration
of project buildings, parking compounds, streets, access drives, driveways,
and all other planned facilities.
D. Supporting documents and information. The following supporting documents
and information shall be submitted with the final plan for major subdivisions:
(1) Typical final street cross-section drawings for all proposed streets
and/or roads showing the following:
(c)
Typical superelevated sections.
(d)
Typical parallel drainage.
(2) Final profiles along the top of the cartway (pavement) center-line
showing existing and final grade lines and printed elevations of the
final grade line at fifty-foot intervals, unless otherwise required
by this chapter.
(3) Any existing and finally proposed deed restrictions and protective
and restrictive covenants that apply to the subdivision and/or development
plan.
(5) Proof of legal interest in the property, and the latest deed of record.
(6) Water supply and sewage disposal information:
(a)
Final plan of any central water supply and/or sewage disposal
system showing all pertinent details.
(b)
All other documentation required to demonstrate compliance with
this chapter.
(7) All required state or federal environmental permits.
(8) Highway occupancy permits.
(9) Soil erosion and sedimentation control plan approved by the Carbon
County Conservation District.
(10)
Final drainage/stormwater management plan.
(11)
Final bridge designs and required state or federal approvals.
(12)
A statement setting forth any zoning variances or subdivision
waivers/modification obtained.
(13)
Where the land included in the subject application has an electric
transmission line, a gas pipeline, or a petroleum or petroleum products
transmission line located within the tract, the final plan shall be
accompanied by a letter from the owner or lessee of such right-of-way
stating any conditions on the use of the land and the minimum building
setback and/or right-of-way-lines. This requirement may also be satisfied
by submitting a copy of the recorded agreement.
E. Additional information. The Planning Commission or the Board of Supervisors
may require any other necessary information based on the specific
characteristics of the proposed project.
F. Application forms and certifications. The applicant shall complete
and submit such application forms and certifications as prescribed
by the Township for submission with the final plan application.
G. Maintenance of development improvements. The developer shall provide a proposed plan for the succession of ownership and continued operation and maintenance of all development improvements, amenities, and common use or open space areas in accord with Article
V. The Board of Supervisors shall determine the adequacy of the plan and shall require any additional assurance to provide for proper operation and maintenance.
Plans for minor subdivision shall be prepared by a qualified
professional (see below), as applicable, and required by state law
and shall be submitted pursuant to the following:
From the PA Municipalities Planning Code: Qualified
Professional – An individual authorized by Pennsylvania
law to prepare plans pursuant to § 503(1) of the MPC which
states that plats and surveys shall be prepared in accordance with
the act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer,
Land Surveyor and Geologist Registration Law," except that this requirement
shall not preclude the preparation of a plat in accordance with the
act of January 24, 1966 (P.L. 1527, No. 535), known as the "Landscape
Architects Registration Law," when it is appropriate to prepare the
plat using professional services set forth in the definition of the
"practice of landscape architecture" under section 2 of that act.
A. Drafting standards.
(1) The plan shall be clearly and legibly drawn at a scale of 10 feet,
20 feet, 30 feet, 40 feet, 50 feet, 60 feet, 80 feet, 100 feet or
200 feet to the inch.
(2) Dimensions shall be in feet and hundredths of feet; bearings shall
be in degrees, minutes and seconds for the boundary of the entire
tract; and dimensions in feet for lot lines.
(3) The surveyor shall certify on the plan that the map or plat, and
the survey on which it is based, were made in accord with current
accepted Pennsylvania practice, and the date which the field work
was completed.
(4) The sheet size shall be no smaller than 11 inches by 17 inches and
no larger than 24 inches by 36 inches. If the plan is prepared in
two or more sections, a key map showing the location of the sections
shall be placed on each sheet. If more than one sheet is necessary,
each sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., Sheet 1 of 5), and
a key diagram showing the relative location of the several sections
shall be drawn on each sheet.
(5) Plans shall be legible in every detail.
B. Minor subdivision plan information.
(2) Name and address of the owner of record (if a corporation, give name of each officer), and a notarized certificate of ownership and acknowledgment of the plan per §
153-34.
(3) Name and address of developer, if different from landowner (if a
corporation, give name of each officer).
(4) Name, address, license number, seal and signature of the qualified professional (see definition in Article
II) responsible for the preparation of the subdivision plan.
(5) Date, including the month, day and year that the final plan for the
minor subdivision was completed and the month, day and year of each
plan revision, along with a description of the revision.
(6) The deed reference, parcel identification number and tax assessment
number for each involved parcel.
(7) North arrow (true or magnetic).
(8) Graphic scale and written scale.
(9) Lots numbered in consecutive order, along with lots previously subdivided
from the parcel.
(10)
A plat of the area proposed to be subdivided, including the
tract boundaries, if appropriate, street lines and names, lot lines,
rights-of-way or easements (existing and/or proposed, if any).
(11)
Sufficient data, acceptable to the Township, to determine readily
the location, bearing and length of every boundary, street or lot
line. All dimensions shall be shown in feet and hundredths of a foot.
All bearings shall be shown to the nearest one second of the arc.
(12)
The area of each lot or parcel shall be shown within each lot
or parcel; and, the area of each shown in the nearest 1/100th of an
acre or nearest square foot.
(13)
Reference monuments and/or lot markers shall be shown on the plan and shall be placed as required by §
153-52.
(14)
The locations of any existing buildings and significant improvements,
including driveways, located on the tract being subdivided to demonstrate
compliance with setback requirements.
(15)
The proposed building reserve (setback) lines for each lot,
or the proposed placement of each building.
(16)
The name and/or number and pavement width and right-of-way lines
of all existing public streets and the name, location and pavement
width and right-of-way lines of all other roads within or abutting
the property.
(17)
Names of adjoining property owners including those across adjacent
roads; and the names of all adjoining subdivisions including those
across adjacent roads with the deed book volume and page number where
each property and/or subdivision is recorded; along with the property
identification number for each property shown.
(18)
Water courses, lakes, streams, ponds with names, rock outcrops
and stone fields, location of existing tree masses and other significant
features, constructed or natural including utilities, wells and sewage
systems.
(20)
A clear sight triangle shall be clearly shown for all street
intersections.
(21)
Site data, including total acreage, number of lots, existing
zoning district and property identification number.
(22)
Contour lines at an interval of not greater than 20 feet as
superimposed from the latest U.S.G.S. quadrangle or from a field survey.
A minimum of two contour lines are required to show direction and
amount of slope.
(23)
Location of all flood hazard areas as shown on the most recent
FIA/FEMA mapping.
(24)
The location and extent of various soil types by NRCS classification
for each type.
(25)
The location of any soil test pits and/or percolation tests.
The logs of the test pit evaluations and the results of the percolation
tests shall accompany the plan.
(26)
Any existing or proposed areas of wells and subsurface sewage
disposal fields when on-site disposal is proposed.
(27)
A key map for the purpose of locating the property being subdivided.
(28)
Signature block for the Planning Commission Chairman and Secretary
and the Board of Supervisors Chairman and Secretary, and a review
acknowledgement block for the Carbon County Planning Commission on
the right-hand side.
(29)
A title block on the lower right corner.
(30)
The following items and notes shall be on all final plans, when
applicable, in the form of protective and/or restrictive covenants:
(b)
Corner lot easements for clear sight triangles.
(c)
Corner lot driveway locations.
(d)
Utility and drainage easements, including ownership and maintenance
responsibility.
(e)
"Wells and sewage disposal systems shall be constructed in accord
with the current standards of the Pennsylvania Department of Environmental
Protection and Kidder Township."
(f)
"Individual owners of lots must apply to the Township for a
sewage permit prior to the construction of any on-lot sewage disposal
system."
(g)
"In granting this approval the Township has not certified or
guaranteed the feasibility of the installation of any type of well
or sewage disposal system on any individual lot shown on this plan."
C. General notes. The following general notes shall be included on all
final plans, if applicable:
(1) The subdivision incorporates a private access street as defined in
this chapter. "The improvement and maintenance of any private access
street shall be the sole responsibility of those persons benefitting
from the use thereof."
(2) A "lot improvement" proposal. "Lot/parcel _____ shall be joined to
and become an inseparable part of lot/parcel _____ as recorded in
Deed Book Volume _____, Page _____ and cannot be subdivided, conveyed
or sold separately or apart there from without prior Township approval."
(3) All cases. "Highway occupancy permits are required for access to
roads under the jurisdiction of the Pennsylvania Department of Transportation
pursuant to the State Highway Law (P.L. 1242, No. 428, § 420)
and for access to roads under the jurisdiction of Kidder Township."
(4) All cases. "The developer and/or the lot purchaser(s) assume full
responsibility for obtaining any local, state, and federal permits
and/or approvals relating to wetlands. Approval by the Board of Supervisors
shall not in any manner be construed to be an approval of compliance
with statutes or regulations relating to wetlands. Kidder Township
shall have no liability or responsibility for the same to the developer
or purchaser(s)."
(5) On-site subsurface sewage disposal is proposed. "This approval in
no way certifies or guarantees the suitability of any lot for the
installation of a subsurface sewage disposal system. The PA DEP planning
conducted as part of the subdivision plan approval process is for
general suitability only; and a sewage permit will be required prior
to the issuance of any building permit."
(6) The requirement for sewage planning is waived by the Township. "The
lot(s) shown on this plan have not been approved for any type of sewage
disposal based upon the representation by the developer that the lot(s)
will be used for purposes other than a dwelling, commercial establishment,
or any use which generates wastewater. The development of the lot(s)
for any such purpose shall require a sewage permit, zoning and other
applicable approvals by Kidder Township."
(7) Common land and/or facilities are involved. "Common open land, common
recreation land, common facilities and development improvements shall
not be sold separately or be further subdivided or developed, nor
shall such land be used for density for any other development."
(8) All cases. The surveyor shall certify on the plan that the map or
plat, and the survey on which it is based, were made in accord with
current accepted Pennsylvania practice, and the date which the field
work was completed.
(9) All cases. "The property shown on this plan is under and subject
to the Kidder Township Zoning Ordinance, as amended."
(10)
Existing easements are not specifically delineated. "The approval
of this plan by the Board of Supervisors of Kidder Township does not
have the effect of altering, redefining or extinguishing any easements
of record existing on, under or over the property."
D. Supporting documents and information.
(1) The required sewage facilities planning modules, along with the site
investigation reports.
(2) If connection to a central system is proposed, documentation from
the system owner that service will be provided and that the applicant
has complied with all system owner requirements.
(3) If connection to a central system is proposed, a letter from the
water company or authority stating that the said company or authority
will supply the development, including a verification of the adequacy
of service; and documentation that the applicant has complied with
all water company requirements.
(4) Typical cross-sections for any private access street of a design
adequate for anticipated traffic, along with centerline profiles and
vertical curve data.
E. Additional information. The Planning Commission or the Board of Supervisors
shall request any other necessary information based on the specific
characteristics of the proposed project.
F. Application forms and certifications. The applicant shall complete
and submit such application forms and certifications as prescribed
by the Township for submission with the minor subdivision application.
Land development plans and applications shall contain all information
required by the Township to determine compliance with this chapter
and any other applicable requirements.
A. Plan requirements. The plan requirements for preliminary plans and final plans for major subdivisions in §
153-29 shall serve as the guide for the types of information which may be required. In addition to the information required by §
153-29, the land development plan shall include all details of required improvements necessary to confirm compliance with this chapter and all other applicable Township ordinances. See also Article
IX.
B. Survey. A survey of the parcel of property containing the proposed
land development shall generally be required; however, the Board of
Supervisors shall have the right to waive the requirement for a survey
in cases where circumstances do not dictate the need for a survey
to assure compliance with applicable requirements.
C. Design standards and improvements. All design standards and required
improvements specified by this chapter shall apply to land developments.
The Board of Supervisors shall also have the right to apply any reasonable
additional standards and requirements necessary to effect the purposes
of this chapter.
If the Board of Supervisors, based on the recommendation of
the Township Engineer, determines that the final plan does not accurately
depict the location of the development improvements as installed,
the applicant shall provide to the Township plans certified by the
applicant's engineer showing all such improvements as installed.
Failure of the applicant to provide the as-built plans shall constitute
a violation of this chapter, and shall be subject to all the enforcement
proceedings contained in this chapter and may result in rescission
of approval. The as-built plan shall accurately depict the final constructed
development indicating which improvements have been installed in accord
with the approved plans and detailing any changes as approved by the
Township.
A. Submission; failure to submit.
(1) One legible folded paper print of the as-built plans and one digital
copy with the plans in a format approved by the Township shall simultaneously
be submitted to the Township and one of each to the Township Engineer.
(2) The Township may withhold the release of any performance guarantee and may refuse to issue zoning and building permits if any required as-built plan is not submitted in accord with this §
153-33.
B. Format.
(1) The as-built plans shall be generated using the approved plans (as
revised through construction) with the plan/design figures struck
through with a single line and the as-constructed measurement annotated
immediately adjacent.
(2) All deviations from approved plan data shall be documented by field
measurement by a registered land surveyor, licensed in good standing
to practice surveying in the Commonwealth of Pennsylvania.
C. Water and sewer. Water and sewer as-built plans shall be coordinated
with any governing authorities.
D. Plan Information. The following information shall be shown on the
as-built plans. Deviations from the approved plans shall be subject
to a request from the Township Engineer for calculations sealed by
the applicable qualified professional which document that the as-constructed
condition does not violate the original intent by decreasing flow
capacity or a safety standard below the criteria set by this chapter.
(1) Storm sewer, including revised topography for basin/BMPs (if needed),
basin/BMP berm height and width, outlet structure elevations, emergency
spillway elevation and length, basin/BMP volume calculations, storm
pipes and inlets (including pipe size, slope, inverts, grate elevations),
and location of all BMPs including snouts, bottomless inlets, depressed
landscape islands, infiltration trenches, porous pavement, etc.
(2) Deviations in grade on gravity dependent improvements (e.g., ditches
and pipes) to verify that the installed flow capacity meets or exceeds
the design capacity.
(6) Road elevations, layout, and striping; and if intersections have
been revised significantly, sight distance. Finished roadway improvements
shall be measured at cross-section intervals matching the design stations,
and shall include information across the entire improved section from
tie slope to tie slope in order to document that the design ditch,
shoulder and roadway sections have been met.
(7) Parking spaces including handicapped spaces and access points.
(8) Retaining wall locations and elevations.
(9) Where permanent monuments have been set for right of way or tract
boundary, the four-decimal state plane coordinates and two-decimal
elevation of the center of the monument.
(10)
Building locations with tie distances to property lines.
(11)
Any improvement where setbacks from property lines to critical
points (building corners, etc.) have been shown on the approved plans.
(12)
Utility location in association with easements (i.e., is the
utility centered on the easement, etc.).
(13)
Field changes not otherwise required by this section.
(14)
Cross-section plots for any or all stations of the project may
be required at the discretion of the Engineer.
(15)
Other information as deemed necessary by the Township Engineer
depending on site conditions.
In addition to all other requirements, each final plan approved for recording shall comply with this §
153-34.
A. Requirements. The following information shall appear on the record
plan, in addition to the other information required by this chapter:
(1) The seal of the licensed engineer and/or licensed surveyor who prepared
the plan.
(2) The impressed corporation seal, if the subdivider is a corporation.
(3) The impressed seal of a notary public or other qualified officer
acknowledging owner's statement of intent.
(4) A statement to the effect that the applicant is the owner of the
land proposed to be subdivided and that the subdivision or land development
shown on the final plan is made with his or their free consent and
that it is desired to record the same.
(5) An acknowledgment of said statement before an officer authorized
to take acknowledgments.
(6) The following original signatures shall be placed directly on the
plan in black ink:
(a)
The signature of the owner or owners of the land. If the owner
of the land is a corporation, the signatures of the president and
secretary of the corporation shall appear.
(b)
The signature of the notary public or other qualified officer,
acknowledging the owner's statement of intent.
(c)
The signatures of the licensed engineer or licensed surveyor
who prepared the plan.
(d)
The signatures of the Chairman and Secretary of the Planning
Commission.
(e)
Proof of review by the Carbon County Planning Commission.
(f)
The signatures of the Chairman and the Secretary of the Board
of Supervisors.
B. Effect of recording.
(1) Official Map. After a subdivision or land development has been duly
recorded, the streets, parks, and other public improvements shown
thereon shall be considered to be a part of the Official Map of the
Township.
(2) Improvements private. Every street, park, or other improvement shown
on a subdivision or land development plan that is recorded in accord
with this chapter shall be deemed to be a private street, park, or
improvement until such time as the same has been offered for dedication
to the Township and accepted, by resolution, and recorded in the Office
of the Clerk of Common Pleas of Carbon County, or until it has been
condemned for use as a public street, park, or improvement.
(3) Dedication of improvements. Streets, parks, and other public improvements
shown on a subdivision or land development plan to be recorded may
be offered for dedication to the Township by formal notation thereof
on the plan, or the owner may note on the plan that such improvements
have not been offered for dedication to the Township. In no event
shall an offer of dedication be considered to be accepted in the absence
of express written approval by the Township.