A. 
General. All applicants for subdivision or land development may submit a sketch plan to the Borough for review prior to submission of a formal application; however, submission of a sketch plan is not mandatory. Submission of a sketch plan does not constitute a formal subdivision or land development application.
B. 
Plan information.
(1) 
Sketch plan reviews are not required to be consistent with procedures of the PMPC. Sketch plans prepared for review and discussion should include those items listed in § 190-23.
(2) 
If the development accesses a collector, arterial, or state road, the sketch plan shall depict the proposed access and frontage improvements.
C. 
Submission, meeting, and consultant review. The applicant shall submit sufficient copies of the sketch plan, along with any required supplemental data and an application form, to the Borough; the requisite number of copies shall be as determined by the Planning Commission. The applicant shall schedule a review meeting with the Borough staff, including the Zoning Officer, Borough Engineer, and/or County Planning Commission Community Planner. The applicant may request that the Borough planning, engineering, and/or legal consultant perform a written review of the sketch plan, at the applicant's sole cost and expense. In such case, the written review shall be provided to the applicant with copies to Borough staff and the Planning Commission.
D. 
Review by Planning Commission. The Planning Commission shall review the sketch plan submission and, as applicable, consultant's reviews, and advise the applicant how the proposed subdivision or land development may conform or fail to conform to the requirements and objectives of this chapter and other applicable plans and ordinances. The Planning Commission may then submit its written comments and recommendations to the applicant. Said comments shall not be deemed to be an approval of any application or to vest any rights in the applicant.
E. 
Completion of the sketch plan process. After completion of the sketch plan process, the applicant may proceed to one of the following:
(1) 
Preliminary plan submission per § 190-18 and then final plan submission per § 190-19.
(2) 
Final plan submission per § 190-19.
A. 
Purpose. The purpose of the preliminary plan is to protect the plan from changes in Borough ordinances in accordance with PMPC Section 508(4), as amended,[1] phase development, and provide additional time to complete conditions of approval.
[1]
Editor's Note: See 53 P.S. § 10508(4).
B. 
Plan requirements. All preliminary plans shall be prepared in conformance with the provisions of § 190-24 and any other applicable requirements of law.
C. 
Submission. Official submission of the preliminary plan application to the Borough shall consist of:
(1) 
Preliminary plan. One standard-size copy, 10 eleven-inch-by-seventeeen-inch copies, and one electronic (e.g., PDF) format copy of the preliminary plan shall be submitted; plus one additional standard-sized copy if the subject site is adjacent to a municipal boundary, and one additional standard-size copy when the subject site abuts or is adjacent to a state road.
(2) 
Supplemental data. Two paper copies and one electronic format copy (e.g., PDF) of all reports, notifications and certifications that are not provided on the preliminary plan, including stormwater management plans and calculations, deeds, easements, and other agreements.
(3) 
Application form. One application form completely and correctly executed, with all information legible, and bearing all required signatures.
(4) 
Filing fee. A filing fee (in accordance with the Borough's current fee schedule) consisting of a check or money order drawn to the Borough of Columbia.
(5) 
Application completeness review. All required plans and documents and the required filing fee shall accompany a preliminary plan application. The Borough shall have 10 business days from the date of submission to check the plans and documents to determine if, on their face, they are in proper form and contain all the information required by this chapter. If the plan submission package is incomplete for any reason, the Borough may reject the application in writing and all materials returned to the applicant.
(6) 
Filing deadline. Preliminary plans may be filed with the Borough on any business day; however, the Planning Commission will review a plan at a scheduled and advertised meeting only if the application, plan, supplemental data, and filing fee was filed at least 15 business days prior to that meeting.
D. 
Notification. The Borough shall refer the application to the Planning Commission for review of the application, and shall notify the Borough Engineer of the preliminary plan application and provide a copy of the plan and application. Additionally, the applicant shall submit the plan and any associated reports to the Lancaster County Planning Commission in accordance with that body's procedures.
E. 
Planning Commission action. The Borough shall schedule the preliminary plan application for action at a public meeting of the Planning Commission and communicate said action in accordance with Section 508 of the PMPC, as amended.[2]
[2]
Editor's Note: See 53 P.S. § 10508.
F. 
Compliance with Planning Commission action. If the Planning Commission conditions its preliminary plan approval upon receipt of additional information, changes and/or notifications, such information shall be submitted and/or alterations noted on two copies of the plan to be submitted to the Borough for review.
G. 
Planning Commission approval and certification.
(1) 
Preliminary plan approval. Approval of a preliminary plan application shall constitute approval of the proposed subdivision and/or land development as to the character and intensity of development and the general arrangement of streets, lots, structures and other planned facilities, but shall not constitute final plan approval. The preliminary plan may not be recorded in the office of the Lancaster County Recorder of Deeds.
(2) 
Time period of approval. Preliminary plan approval will be effective for a five-year period from the date of the Planning Commission's approval of the preliminary plan application; therefore, construction of a project must be substantially completed within five years of said date unless the Planning Commission grants a waiver by extending the effective time period of the approval.
H. 
Improvement construction from preliminary plan. An applicant may commence construction of the required public improvements prior to approval and recordation of a final plan in accordance with Section 509 of the PMPC, as amended.[3]
(1) 
Requirements.
(a) 
The applicant shall indicate in writing the intent to construct the improvements prior to final plan approval to the Planning Commission as part of the preliminary plan application process.
(b) 
Plans must also receive approval, when applicable, from all authorities having jurisdiction including by way of example but not limited to, highway occupancy permit, erosion and sedimentation control approval, building permit, stormwater management permit, etc.
(c) 
The applicant may, after receipt of acknowledgment from the Planning Commission of the satisfactory completion of all conditions of preliminary plan approval, proceed to construct the improvements required by this chapter and shown on the approved preliminary plan.
(d) 
The applicant shall complete and enter into the appropriate Memorandum of Understanding (Appendix D).[4] The applicant shall indicate the timetable for the construction of the improvements including a schedule and plan of the proposed phasing of sections of the plan.
[4]
Editor's Note: Appendix D is included as an attachment to this chapter.
(e) 
An as-built plan will be required to be recorded as the final plan after constructing improvements from each phase of a preliminary plan.
(2) 
Limitations. Construction and completion of the improvements shall not constitute permission to sell lots or occupy proposed buildings shown on the plan.
[3]
Editor's Note: See 53 P.S. § 10509.
A. 
General.
(1) 
Final plan submission. Applications for final plan approval can be submitted only after the following, when required, have been completed:
(a) 
When the applicant has satisfied any conditions of preliminary approval which the Planning Commission's preliminary plan approval has required to be completed prior to the submission of a final plan.
(b) 
When a preliminary plan is not required.
(c) 
When a preliminary plan has been approved with conditions to be resolved during the final plan review process and the applicant has not chosen to construct and complete the subdivision/land development improvements pursuant to § 190-18H.
(2) 
Final plan submitted in phases. The final plan may be submitted in phases, each phase covering a reasonable portion of the entire proposed subdivision or land development as shown on the approved preliminary plan; provided that each phase, except for the last, shall contain a minimum of 25% of the total number of dwelling units as depicted on the approved preliminary plan unless the Planning Commission specifically approves a lesser percentage for one or more phases.
(3) 
Modified final plan. The Planning Commission may accept a final plan modified to reflect a change to the site or its surroundings that occurs after the preliminary plan review. The Planning Commission shall determine whether a modified final plan will be accepted or whether a new preliminary plan shall be submitted.
B. 
Purpose. The purpose of the final plan is to record the subdivision and or land development according to the PMPC, insure formal approval by the Planning Commission before plans are recorded, and to provide sufficient information so that the Borough can assure construction according to the requirements of this chapter.
C. 
Plan requirements. All final plans shall be prepared in conformance with the provisions of § 190-25 and any other applicable requirements of law.
D. 
Submission. Official submission of the final plan application to the Borough shall consist of:
(1) 
Final plan. One standard-size copy, 10 eleven-inch-by-seventeen-inch copies, and one electronic (e.g., PDF) format copy of the final plan; plus one additional standard-sized copy if the subject site is adjacent to a municipal boundary, and one additional standard-size copy when the subject site abuts or is adjacent to a state road.
(2) 
Supplemental data. Two copies and one electronic (e.g., PDF) format copy of all reports, notifications and certificates that are not provided on the final plan, including stormwater management plans and calculations, deeds, easements, and other agreements.
(3) 
Application form. One application form completely and correctly executed, with all information legible, and bearing all required signatures.
(4) 
Filing fee. A filing fee (in accordance with the Borough's current fee schedule) consisting of a check or money order drawn to the Borough of Columbia.
(5) 
Application completeness review. All required plans and documents and the required filing fee shall accompany a final plan application. The Borough shall have 10 business days from the date of submission of an application to check the plans and documents to determine if, on their face, they are in proper form and contain all the information required by this chapter. If the plan submission package is incomplete for any reason, the Borough may reject the application in writing and all materials returned to the applicant.
(6) 
Filing deadline. Final plans may be filed with the Borough on any business day; however, the Planning Commission will review a plan at a scheduled and advertised meeting only if the application, plan, supplemental data, and filing fee was filed at least 15 business days prior to that meeting.
E. 
Notification. The Borough shall refer the application to the Borough Planning Commission for review of the application. Additionally, the applicant shall submit the plan and any associated reports to the Lancaster County Planning Commission in accordance with that body's procedures.
F. 
Planning Commission action. The Borough shall schedule the final plan application for action at a public meeting of the Planning Commission and communicate such action in accordance with Section 508 of the PMPC, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10508.
G. 
Compliance with Planning Commission action. If the Planning Commission conditions its final plan approval upon receipt of additional information, changes and/or notifications, such data shall be submitted and/or alterations noted on two copies of the plan to be submitted to the Borough for review.
H. 
Plan certification. After the final plan has been approved by the Planning Commission and the required changes, if any, are made, the applicant shall prepare two record copies and two paper copies of the approved version of the final plan. One full-set paper copy of the plan shall be provided to the Borough and one paper copy of the plan shall be provided to the County Planning Commission. Both record copies of the plan shall be certified in accordance with the provisions of this section.
I. 
Planning Commission and municipal secretary signatures required. Two record copies and two paper copies of the approved version of the final plan shall be presented to the Planning Commission and Borough Secretary for signature.
J. 
County Planning Commission signature required. After obtaining the required Borough signatures, two record copies and one paper copy of the approved version of the final plan shall be presented to the County Planning Commission for signature.
K. 
Recordation.
(1) 
Recording of final plan. Upon approval and certification of a final plan, the applicant shall record the plan in the office of the Lancaster County Recorder of Deeds. Unless all required improvements have been constructed and completed in accordance with § 190-18H above, the final plan shall not be released for recording until the applicant has provided an improvement construction guarantee in accordance with § 190-30.
(2) 
Time period of approval. The developer shall record the plan in the Office of the Recorder of Deeds within the period of time established by Section 513 of the PMPC, as amended.[2] In the event the plan is not recorded as stated, the Borough's action is null and void unless the Planning Commission has granted a time extension for the approval.
[2]
Editor's Note: See 53 P.S. § 10513.
(3) 
Recording number required. A recording number and a complete set of plans with all signatures, stamps and seals must be provided to the Borough before any resulting permits are issued for construction.
(4) 
Reporting to GIS. A compact disc in CAD or GIS format of the approved final plan including parcel boundaries, roads, water, sewer, utility, and building locations shall be provided to Lancaster County at the time of plan recording.
L. 
Prior conveyance of lots prohibited. The final plan shall be filed with the Lancaster County Recorder of Deeds before proceeding with the conveyance of lots. Lots may be placed under agreement of sale prior to plan recording but not conveyed.
M. 
Dedication by recording the final plan. After approval of the final plan by the Planning Commission, the act of recording the final plan shall have the effect of an irrevocable offer to dedicate all streets and other areas designated for public use, unless reserved by the landowner as provided in Subsection N. However, the approval of the Planning Commission shall not impose any duty upon the commonwealth, county, or Borough concerning acceptance, maintenance or improvement of any such dedicated areas or portion of same until proper authorities of the commonwealth, county, or Borough actually accept same by ordinance or resolution, or by entry, use, or improvement.
N. 
Notice of reservation from public dedication. The landowner shall place a notation on the final plan when there is no offer of dedication to the public of certain designated areas, in which event the title to such areas shall remain with the owner.
The following plans shall be processed as a single submission and handled as a final plan: center-line separation plans, lot consolidation plans, lot add-on plans, and revised subdivision plans.
A. 
Definition of plan types.
(1) 
Center-line separation plan. The division of an existing tract along the center line of an existing road to create two lots whose common boundary is said center line if it is in conformance with the criteria specified in § 190-26.
(2) 
Lot consolidation plan. The consolidation of two or more existing tracts to create one lot with revised lot lines if it is in conformance with the criteria specified in § 190-26.
(3) 
Revised subdivision plan. Any replatting of recorded plans due to survey corrections or revision due to survey corrections of approved final plans which have not yet been recorded can be made if it is in conformance with the criteria specified in § 190-26.
(4) 
Lot add-on plan. The alteration of lot lines between existing lots of separate ownership or under the same ownership with separate deeds for the sole purpose of increasing lot size if it is in conformance with the criteria specified in § 190-26.
B. 
Plan criteria. Plans shall only be permitted when all of the following criteria are satisfied:
(1) 
The resultant lots meet all requirements of the applicable zoning district.
(2) 
The resultant lots shall retain adequate access to accommodate potential development in accordance with the current zoning district regulations.
(3) 
Drainage easements or rights-of-way are not altered.
(4) 
Access to the affected parcels is not altered or modified.
(5) 
Street alignments are not changed.
(6) 
The resultant lots meet all previously approved sewage module requirements, including minimum lot size.
C. 
Plan requirements. Where the above conditions are satisfactorily proven to exist, a plan shall be prepared in conformance with the provisions of § 190-26 and any other applicable requirements.
D. 
Submission. Official submission of the plan application to the Borough shall consist of:
(1) 
Plan. One standard-size copy, 10 evelen-inch-by-seventeen-inch copies, and one electronic (e.g., PDF) format copy of the plan sets; plus one additional standard-sized copy if the subject site is adjacent to a municipal boundary, and one additional standard-size copy when the subject site abuts or is adjacent to a state road.
(2) 
Deeds and agreements. Two copies and one electronic (e.g., PDF) format copy of all deeds, easements, and other agreements.
(3) 
Application form. One application form completely and correctly executed, with all information legible, and bearing all required signatures.
(4) 
Filing fee. A filing fee (in accordance with the Borough's current fee schedule) consisting of a check or money order drawn to the Borough of Columbia.
(5) 
Application completeness review. All required plans and documents and the required filing fee shall accompany a final plan application. The Borough shall have 10 business days from the date of submission of an application to check the plans and documents to determine if, on their face, they are in proper form and contain all the information required by this chapter. If the plan submission package is incomplete for any reason, the Borough may reject the application in writing and all materials returned to the applicant.
(6) 
Filing deadline. Final plans may be filed with the Borough on any business day; however, the Planning Commission will review a plan at a scheduled and advertised meeting only if the application, plan, supplemental data, and filing fee was filed at least 15 business days prior to that meeting.
E. 
Planning Commission action. The Borough shall schedule the plan application for action at a public meeting of the Planning Commission and communicate such action in accordance with Section 508 of the PMPC, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10508.
F. 
Compliance with Planning Commission action. If the Planning Commission conditions its plan approval upon receipt of additional information, changes and/or notifications, such data shall be submitted and/or alterations noted on two copies of the plan to be submitted to the Borough for review.
G. 
Plan certification. After the plan has been approved by the Planning Commission and the required changes, if any, are made, the applicant shall prepare two record copies and two paper copies of the approved version of the plan. One paper copy of the plan shall be provided to the Borough and one paper copy of the plan shall be provided to the County Planning Commission. Both record copies of the plan shall be certified in accordance with the provisions of this section.
H. 
Planning Commission and Borough Secretary signatures required. Two record copies and one paper copy of the approved version of the plan shall be presented to the Planning Commission and Borough Secretary for signature.
I. 
County Planning Commission signature required. After obtaining the required Borough signatures, two record copies and one paper copy of the approved version of the plan shall be presented to the County Planning Commission for signature.
J. 
Recordation of plan and deed.
(1) 
Recording of the plan. Upon approval and certification of a plan, the applicant shall record the plan in the office of the Lancaster County Recorder of Deeds. In the event that public improvements are required, the final plan shall not be released for recording until the applicant has provided an improvements construction guarantee in accordance with § 190-30.
(2) 
Deeds. A copy of the deeds to be recorded for the subject tract or receiving and conveying tracts shall be submitted prior to recording the plan. Recordation of such plan does not serve to join the receiving tract with the acreage to be conveyed. To reflect the descriptions as provided on the recorded plan, deeds must be recorded for the receiving and conveying tracts.
(3) 
Time period of approval. The developer shall record the plan in the Office of the Recorder of Deeds within the period of time established by Section 513 of the PMPC, as amended.[2] In the event the plan is not recorded as stated, the Borough's action is null and void unless the Planning Commission has granted a time extension for the approval.
[2]
Editor's Note: See 53 P.S. § 10513.
(4) 
Recording number required. A recording number and a complete set of plans with all signatures, stamps and seals must be provided to the Borough before any resulting permits are issued for construction.
(5) 
Reporting to GIS. A compact disc in CAD or GIS format of the approved final plan including parcel boundaries, roads, water, sewer, utility, and building locations shall be provided to Lancaster County at the time of plan recording.
K. 
Future development. Any land development proposed on any lot created or modified through this process must follow standard plan processing procedures as specified in this chapter.
A. 
Plan purpose. The purpose of a minor plan is to facilitate one of the following actions with a streamlined approval process:
(1) 
Subdivision of one lot into two lots to accommodate the construction of a single-family residence.
(2) 
Construction of a second residential dwelling unit on a subject tract in a new structure.
B. 
Plan criteria. A minor plan shall be permitted only when all of the following criteria are satisfied:
(1) 
The proposed lots are designed in accordance with the provisions of the applicable zoning district.
(2) 
All lots shall front on a public or private street and shall provide for vehicular access which does not interfere with the normal movement of traffic.
(3) 
No new point discharge of runoff will result from the proposal.
C. 
Plan requirements.
(1) 
The applicant shall demonstrate by the submission of a stormwater management report and a grading plan that post development peak stormwater flows from the site do not exceed the predevelopment peak flows from the site and leave the site in the same manner as in predevelopment condition.
(2) 
Where the above is satisfactorily demonstrated, a plan shall be prepared in conformance with the provisions of § 190-27 and any other applicable requirements of law.
D. 
Submission. Official submission of the minor plan application to the Borough shall consist of:
(1) 
Plan. One standard-size copy, 10 eleven-inch-by-seventeen-inch copies, and one electronic (e.g., PDF) format copy of the plan sets; plus one additional standard-sized copy if the subject site is adjacent to a municipal boundary, and one additional standard-size copy when the subject site abuts or is adjacent to a state road.
(2) 
Deeds and agreements. Two copies and one electronic (e.g., PDF) format copy of all deeds, easements, and other agreements.
(3) 
Application form. One application form completely and correctly executed, with all information legible, and bearing all required signatures.
(4) 
Filing fee. A filing fee (in accordance with the Borough's current fee schedule) consisting of a check or money order drawn to the Borough of Columbia.
(5) 
Application completeness review. All required plans and documents and the required filing fee shall accompany a final plan application. The Borough shall have 10 business days from the date of submission of an application to check the plans and documents to determine if, on their face, they are in proper form and contain all the information required by this chapter. If the plan submission package is incomplete for any reason, the Borough may reject the application in writing and all materials returned to the applicant.
(6) 
Filing deadline. Final plans may be filed with the Borough on any business day; however, the Planning Commission will review a plan at a scheduled and advertised meeting only if the application, plan, supplemental data, and filing fee was filed at least 15 business days prior to that meeting.
E. 
Planning Commission action. The Borough shall schedule the minor plan application for action at a public meeting of the Planning Commission and communicate such action in accordance with Section 508 of the PMPC, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10508.
F. 
Compliance with Planning Commission action. If the Planning Commission conditions its plan approval upon receipt of additional information, changes and/or notifications, such data shall be submitted and/or alterations noted on two copies of the plan to be submitted to the Borough for review.
G. 
Plan certification. After the plan has been approved by the Planning Commission and the required changes, if any, are made, the applicant shall prepare two record copies and two paper copies of the approved version of the plan. One paper copy of the plan shall be provided to the Borough and one paper copy of the plan shall be provided to the County Planning Commission. Both record copies of the plan shall be certified in accordance with the provisions of this section.
H. 
Planning Commission and Borough Secretary signatures required. Two record copies and one paper copy of the approved version of the plan shall be presented to the Planning Commission and Borough Secretary for signature.
I. 
County Planning Commission signature required. After obtaining the required Borough signatures, two record copies and one paper copy of the approved version of the plan shall be presented to the Lancaster County Planning Commission for signature.
J. 
Recordation of plan and deed.
(1) 
Recording of the plan. Upon approval and certification of a plan, the applicant shall record the plan in the office of the Lancaster County Recorder of Deeds. Unless all required improvements have been constructed and completed in accordance with § 190-18H above, the plan shall not be released for recording until the applicant has provided an improvement construction guarantee in accordance with § 190-30.
(2) 
Deeds. A copy of the deeds to be recorded for the lots shall be submitted prior to recording of the plan, where applicable.
(3) 
Time period of approval. The developer shall record the plan in the Office of the Recorder of Deeds within the period of time established by Section 513 of the PMPC, as amended.[2] In the event the plat is not recorded as stated above, the Planning Commission's action is null and void unless the Planning Commission granted a waiver by extending the effective time period of the approval.
[2]
Editor's Note: See 53 P.S. § 10513.
(4) 
Recording number required. A recording number and a complete set of plans with all signatures, stamps and seals must be provided to the Borough before any resulting permits are issued for construction.
(5) 
Reporting to GIS. A compact disc in CAD or GIS format of the approved final plan including parcel boundaries, roads, water, sewer, utility, and building locations shall be provided to Lancaster County at the time of plan recording.