1. Within 3 years after the preliminary plan has been approved, the applicant must submit a final plan, together with the required fees and all necessary supplementary data, to the Subdivision Coordinator. The applicant is responsible also for submitting to the Township all documents and fees required by the Delaware County Planning Department and the Delaware County Conservation District.
2. The final plan must conform to the most recent relevant regulations of the Township.
3. The Supervisors may allow the final plan to be submitted in sections, each covering a reasonable portion of the entire proposed development as shown on the approved preliminary plan, provided that each section is submitted within the 3-year period.
4. After the Subdivision Coordinator has determined that the required performance guarantees have been posted, the Coordinator checks the final plan to ensure that all required changes have been made, retains one copy of the application and one print of the final plan, and transmits one set of all final plan documentation to the Township Engineer, the Planning Commission and the Sewage Enforcement Officer.
5. The Subdivision Coordinator will monitor the progress of the review process so that the Board of Supervisors can take the necessary action within the time limit required by Act 247, as amended, 53 P.S. §10101 et seq.
6. During the period of the review of the final plan, the applicant may respond to comments and suggestions by submitting revised final plans, subject to the following procedural regulations:
A. The applicant will submit all revisions to the Subdivision Coordinator for proper handling and distribution; no revisions shall be considered unless submitted to the Subdivision Coordinator.
B. No revisions will be considered if submitted subsequent to the thirtieth day before the regular meeting of the Board of Supervisors within the period for review, unless the applicant shall, concurrently with the submission of such revision, submit a written grant for extension of the period for plan review by an additional period of 60 days. [Ord. 2-2003]
(Ord. 2-2000, 4/5/2000, §47; as amended by Ord. 2-2003, 12/17/2003, §I)
1. The Township Engineer. The Township Engineer will review submitted material and detail all items where the submitted material does not comply with the requirements of this Chapter. Then, a letter containing this detail as well as all other comments, recommendations, and suggestions will be prepared and sent to the Planning Commission within 30 days of the date of submission. [Ord. 2-2003]
A. At least 10 days before the last scheduled Supervisors meeting prior to the deadline of 90 days after the date of submission, the Planning Commission will review the plan, submit data and all recommendations received from the Township Engineer as well as the other reviewing agencies and recommend rejection, conditional acceptance or non-conditional acceptance.
B. Within 5 days of the review, the Planning Commission Secretary notifies the Supervisors, in writing, of the Commission's decision and the reasons for it with copies to:
(1) The Subdivision Coordinator.
(2) Others, as designated.
(3) The applicant.
(4) Anyone else who has asked to be notified.
The notice must cite specific sections of the relevant statutes and ordinances and specify the latest date by which the Supervisors must consider the plan.
3. Board of Supervisors.
A. When recommendations of the Planning Commission are received in accordance with the schedule described in this Chapter, the Supervisors will put the plan on their agenda for review prior to the 90-day deadline.
B. On or before the deadline date, they review the final plan and the written reports of the Planning Commission as available.
C. They approve, conditionally approve, or reject the final plan and no later than 5 days after making their decision and not more than 90 days after the application was submitted they communicate their decision, in writing, to the applicant and to any person or group that has asked to be notified.
D. One print and one reproducible of the final plan are designated as official copies, which will be placed in the Township files. These must include all changes that the Supervisors have required.
E. Copies of the final plan as finally approved, endorsed by the Subdivision Coordinator, will be distributed as follows:
(1) One print to the subdivider.
(3) One print to the County Planning Department.
(4) One print to the Sewage Enforcement Officer.
(Ord. 2-2000, 4/5/2000, §48; as amended by Ord. 2-2003, 12/17/2003, §I)
1. After these procedures have been completed, all endorsements, including that of the Township Engineer, will be indicated or the record plan and as many other copies of the final plan as may be desired. No subdivision or land development may be legally recorded unless it bears the Township seal.
2. The record plan must be a clear, legible reproducible tracing on linen or dimensionally stable film, and contain all the information required for recording in the Office of the Recorder of Deeds.
3. Upon the approval of a final plan, the developer shall within 90 days of such approval, or the date the approval of the Board of Supervisors is noted on the plan, whichever is later, record such plan in the Office of the Recorder of Deeds in and for Delaware County, and developer must notify the Subdivision Coordinator of the deed book and page number before any certificate of occupancy can be issued. If the developer fails to do this, unless the Township at the written request of the developer grants an extension, the Township's approval becomes null and void. [Ord. 2-2001]
(Ord. 2-2000, 4/5/2000, §49; as amended by Ord. 2-2001, 3/21/2001, §1)
1. Proposed Subdivision by Auction Sale. If the subdivider proposes to subdivide by means of an auction sale, he may, as an alternative procedure, submit a preliminary plan that contains this paragraph:
"This property is intended to be sold by auction on or about ________________, 20____, in whole or in part according to this plan. Sale of lots at the auction will be in the form of agreement to purchase, and no ownership or interest in those lots will actually be transferred until a final plan showing the proposed division of property has been approved by the Board of Supervisors in accordance with its regulations, and recorded in the office of the County Recorder of Deeds."
The auction may then proceed in accordance with the above paragraph, after which the subdivider will prepare and submit a final plan in accordance with these regulations.
2. Re-Subdivision Procedure.
A. The Supervisors may excuse an applicant from complying with some subdivision procedures when he has merely shifted lot lines slightly to avoid topographic or other similar problems, but any lot-line change will still require the Supervisors' approval. If major street changes or other modifications to easements or rights-of-way are considered, the County Planning Commission and Township Engineer must be notified and their recommendations considered.
B. In any proposed re-subdivision:
(1) Every lot or tract of land created or sold must meet all requirements of the Zoning Ordinance [Chapter 27].
(2) Easements created for drainage may not be changed.
(3) Every lot must abut a street.
(4) The character of the areas must be maintained.
C. In every case the applicant must prepare a record plan and submit it for the endorsements of the Planning Commission and the Supervisors; he must identify the previous record plan and record the revised one.
(Ord. 2-2000, 4/5/2000, §51)
1. Preliminary Plans.
A. The preliminary plan of a proposed subdivision shall be clearly and legibly drawn to a scale of 1 inch equals 50 feet, except that if the average size of the proposed lots in the subdivision is 5 acres or larger, the plan may be drawn to a scale of 1 inch equals 100 feet, or if the subdivision contains more than 200 acres, the plan may be drawn to a scale of 1 inch equals 200 feet. One additional plan shall be filed which shall be at the scale of 1 inch equals 600 feet.
B. The original drawing, and all submitted prints thereof; shall be made on sheets 18 inches by 30 inches, or 24 inches by 34 inches. If the preliminary plan requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
C. The preliminary plan shall include at a minimum for a minor subdivision:
(1) Name or any other identifying title, if applicable, of the proposed subdivision and of the Township, County and State.
(2) North point, graphic scale, written scale, and date including month, day and year that the original drawing was completed; month, day and year that the original drawing was revised, for each revision; and a clear and concrete description and location of the changes made in each revision.
(3) Name of record owner (and developer).
(4) Name, address, license number and seal of registered engineer and surveyor responsible for the plan.
(5) The names of all abutting subdivisions, if any, with the folio number, book and page numbers where recorded, and the names of the owners of all adjacent land, if any, and the folio number, book and page number where recorded.
(6) A key map, for the purpose of locating the property being subdivided, drawn at a scale of 1 inch equals 600 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, and recorded subdivision plans existing within one thousand feet of any part of the property. In addition, the name and approximate distance to the closest recognized city, town or village, or the approximate distance to the nearest existing street shall be shown, and a title, scale, and North point shall be indicated.
(7) Total tract boundaries of the property being developed, showing bearings and distances, and a statement of total acreage of the property.
(8) Location and elevation of the datum used shall be a known established benchmark.
(9) All existing sewer lines, water lines, fire hydrants, utility transmission lines, culverts, bridges, railroads, watercourses, easements, rights-of-way, wetlands, and other significant man-made or natural features within the proposed subdivision and within 50 feet from the boundaries of the proposed subdivision.
(a) All lines (sewer, water, utility, railroad), rights-of-way, wetlands and easements shall be defined by metes and bounds.
(10) All existing buildings and other structures.
(11) All existing streets, including streets of record (recorded but not constructed), on or abutting the tract; including names, right-of-way widths, cartway (pavement) widths and approximate grades.
(a) Proposed new building setback lines from a street and property line for each lot.
(12) Lot lines with approximate dimensions.
(13) Statement as to clearing of land and trees.
(14) Statement as to grading intended.
(15)Contour lines at vertical intervals of not more than 2 feet for land with average natural slope of 10% or less, and at intervals of not more than 5 feet for land with average natural slope exceeding 10%. The datum shall be U. S. Coast and Geodetic Survey. Elevations shall be determined by onsite survey or by photogrammetric survey. Interpolation of USGS maps is not permitted.
D. Additionally, the preliminary plan shall show for a major subdivision:
(1) A statement of the intended use of all nonresidential lots and parcels.
(2) Lot numbers and a statement of the total number of lots and parcels.
(3) Location of sanitary and storm sewers (and other drainage facilities), with the size and material of each indicated, and any proposed connections with existing facilities.
(4) Location of parks, playground and other areas dedicated or reserved for public use, with any conditions governing such use.
(5) Suggested street names and utility easement locations.
(6) Location and width of all proposed streets and rights-of-way, with a statement of any conditions governing their use, including the following:
(a) Typical street cross-section drawings) for all proposed streets. Cross-section drawings may be shown on either preliminary plan or on a profile sheet.
(b) Tentative profiles along top of cartway (pavement) edges or along the top of curb for both sides of each proposed street shown on the preliminary plan. Such profiles shall show natural and finished grades at one of the following sets of scales or any combination thereof:
1) One inch equals 10 feet horizontal, and 1 inch equals 1 foot vertical.
2) One inch equals 20 feet horizontal, and 1 inch equals 2 feet vertical.
3) One inch equals 40 feet horizontal, and 1 inch equals 4 feet vertical.
4) One inch equals 50 feet horizontal, and 1 inch equals 5 feet vertical.
(7) A plan for the surface drainage of the tract to be developed. Such plan shall include stormwater run-off calculations for the entire property being developed and shall show the proposed method of accommodating the anticipated run-off which shall be subject to the approval of the Township Engineer and Board of Supervisors and be in accordance with the Township Erosion, Sedimentation, and Grading Control Ordinance [Chapter 9], as amended.
(8) Preliminary designs of any bridges or culverts that may be required. Such designs shall meet all applicable requirements of the Department of Environmental Protection and/or the Pennsylvania Department of Transportation and shall be subject to the approval of the Township Engineer.
(9) Three completed copies of a subdivision sewage disposal report.
(10) Conservation plan as defined in this Chapter. Such plan shall be subject to the approval of the Delaware County Conservation District.
(a) A breakdown of acreage types (area summary table).
2. Final Plans. The final plan shall contain, where relevant, all of the information required in this Section upon penalty of being refused for filing.
A. The final plan of a proposed subdivision shall be clearly and legibly drawn to a scale of 1 inch equals 50 feet, except that if the average size of the proposed lots in the subdivision is 5 acres or larger, the plan may be drawn to a scale of 1 inch equals 100 feet.
B. The original drawing, and all submitted prints thereof; shall be made on sheets 18 inches by 30 inches, or 24 inches by 34 inches. If the final plan requires more than 1 sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
C. The final plan shall include at a minimum for a minor subdivision the following items:
(1) Name of proposed subdivision (or other identifying title), and of Township, County and State.
(2) North point, graphic scale, written scale, and date including the month, day and year that the original drawing of the final plan was completed; the month, day and year that the original drawing was revised for each revision, and a clear and concise description and location of the change made in each revision.
(3) Name of the record owner (and developer) of the tract, and the source(s) of title to the land developed as shown by the records of the County Recorder of Deeds
(4) Name, address, license number and seal of the registered professional engineer, surveyor or landscape architect responsible for the plan.
(5) The names of all abutting subdivisions, if any, with the book and page numbers where recorded, and the names of the owners of all adjacent land, if any, and the book and page numbers where recorded.
(6) A key map, for the purpose of locating the property being subdivided, drawn at a scale of 1 inch equals 600 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the name and approximate distance to the closest recognized city, town or village, or the approximate distance to the nearest street shall be shown, and a title, scale and North point shall be indicated.
(7) The total tract boundary lines of the area being developed with accurate distances to hundredths of a foot and bearings to one-quarter of a minute. These boundaries shall be balanced and closed with an error of closure not to exceed 1 foot in 10,000 feet provided. However, the boundary(s) adjoining additional land of the subdivider (for example between separately submitted final plan sections) is not required to be based upon field survey, and may be calculated. The monuments shall be indicated, along with a statement of the total area of the property being developed. In addition, the surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(8) Location and elevation of the datum used shall be a known established benchmark.
(9) All existing sewer lines, water lines, fire hydrants, utility transmission lines, culverts, bridges, railroads, watercourses, easements, rights-of-way and other significant manmade or natural features within the proposed subdivision and within 50 feet from the boundaries of the proposed subdivision.
(a) All lines (sewer, water, utility, railroad), rights of-way, and easements shall be defined by metes and bounds.
(10) All existing buildings and other structures.
(11) All existing streets, including streets of record (recorded but not constructed), on or abutting the tract, including names, right-of-way widths, cartway (pavement) widths and approximate grades.
(a) The proposed building reserve (setback) lines from a street and property lines for each lot, and the proposed placement of each building where applicable.
(12) All straight lot lines, and chords and radii of curved lot lines, defined (in feet and hundredths of a foot) by distances, and (in degrees, minutes and seconds) either by magnetic bearings or by angles of deflection from other lot and street lines.
(13) Statements as to clearing of land and trees.
(14) Statement as to grading intended.
(15) Contour lines at vertical intervals of not more than 2 feet for land with average natural slope of 10% or less, and at intervals of not more than 5 feet for land with average natural slope exceeding 10%. The datum shall be U. S. Coast and Geodetic Survey. Elevations shall be determined by on-site survey or by photogrammetric survey. Interpolation of USGS maps is not permitted.
D. Additionally, the final plan shall show for a major subdivision:
(1) A statement of the intended use of all nonresidential lots. A statement of restrictions of any type which exist as covenants in the deed(s) for all lots contained wholly or in part in the development and, if covenants are recorded, including the deed book, page number and folio number.
(2) Lot numbers and a statement of the total number of lots and parcels, and property addresses as assigned by the Subdivision Coordinator.
(3) A plan for the surface drainage of the tract to be developed. Such plan shall include stormwater run-off calculations for the entire property being developed, and shall show the proposed method of accommodating the anticipated run-off which shall be subject to the approval of the Township Engineer and Board of Supervisors and be in accordance with the Erosion, Sedimentation and Grading Control Ordinance [Chapter 9], as amended. Location, size and invert elevation of all sanitary and storm sewer facilities, including location of all manholes, inlets and culverts, and any other drainage improvements (this data may be submitted as a separate plan).
(4) Location of parks, playgrounds, and any other areas dedicated or reserved for public use.
(a) All offers of dedication and covenants governing the reservation and maintenance of undedicated open space and notification of flood plain area shall bear the certificate of approval of the Township Solicitor as to their legal sufficiency
(b) Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition of sale, together with a statement of any restrictions previously imposed which may affect the title to the land being developed.
(5) Street names and utility easement locations. All easements or rights-of-way where provided for or owned by public services or any other party who has secured them and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plan and easements shall be shown or specifically described on the plan. Utility easements should be located in cooperation with the public utility companies. If the development proposes a new street or driveway intersection with a State Legislative Route, then a note shall be included which states that a highway occupancy permit is required pursuant to §420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law," 36 P.S. §670-101 et seq., before driveway access to a State highway is permitted.
(6) Location and width of all proposed streets and rights-of-way, with a statement of any conditions governing their use, including the following:
(a) Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown either on the final plan or on the profile sheets.
(b) The location (and elevation, established) of all existing and proposed street monuments.
(c) Profile sheets for all streets within the tract. Such profiles shall show at least the following information, properly labeled:
1) Existing (natural) profile along both cartway edges or along the centerline of each street.
2) Proposed finished grade of the center line, or proposed finished grade at the top of both curbs, or proposed finished grade at both cartway (pavement) edges.
3) The length of all vertical curves. The profile sheets shall be legibly drawn at one of the following sets of scales or any combination thereof:
a) One inch equals 10 feet horizontal, and 1 inch equals 1 foot vertical.
b) One inch equals 20 feet horizontal, and 1 inch equals 2 feet vertical.
c) One inch equals 40 feet horizontal, and 1 inch equals 4 feet vertical.
d) One inch equals 50 feet horizontal, and 1 inch equals 5 feet vertical.
(7) A certification of ownership, acknowledgment of plan and offer of dedication shall be lettered on the plan, and shall be dully acknowledged and signed by the owner(s) of the property and notarized.
(a) A space measuring 3 inches square shall be left along the lower edge of the sheet, in order that the Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented.
(8) Designs of any bridges or culverts that may be required. Such designs shall meet all applicable requirements of the Pennsylvania Department of Environmental Protection and/or of the Pennsylvania Department of Transportation and shall be subject to the approval of the Township Engineer.
(9) Three completed copies of a subdivision sewage disposal report.
(10) Conservation plan overlay, as described in this Chapter. Such plan has been approved by the Delaware County Conservation District.
A. The conservation plan that is required to accompany the preliminary and final subdivision or development plans shall be clearly and legibly drawn to the same scale as that of the preliminary and final plans and shall show all existing and proposed contours and features for the preliminary and final plans.
B. The conservation plan shall show the total tract boundaries of the property being subdivided or developed and shall show:
(1) Contour lines at vertical intervals of not more than 2 feet for land with average natural slope of 10% or less, and at intervals of not more than 5 feet of land with average natural slope exceeding 10%.
(2) Location and elevation to which contour elevations refer. Where reasonably practicable, datum used shall be a known, established benchmark.
(3) All existing watercourses, floodplain areas, tree masses, trees over 4 inch caliper not part of a tree mass and other significant natural features within the proposed subdivision and within 50 feet from the boundaries of the proposed subdivision.
(4) Location and results of test holes and/or perc tests whenever on-site disposal of sewage is planned. Tests will be required on Glenville, Brandywine and selected other soils at the discretion of the Sewage Enforcement Officer.
(5) Location and type of all critical areas and all erosion and sedimentation control measures, including grassed waterways, diversions, debris basins or ponds, structures for water control, open drains and tile, proposed dates when such measures shall be in effect and supporting data assuring compliance with the Township Erosion, Sedimentation and Grading Control Ordinance [Chapter 9], as amended.
(6) Notations indicating all trees over 4 inches in caliper or portions of tree masses proposed to be cleared as part of the proposed subdivision or development plan, together with reasons for such clearing. Notations indicating all proposed alterations of the natural grade, whether by cut or by fill, exceeding one foot, together with reasons for such alterations.
(7) Should any proposed alteration of the natural grade exceed the limits as defined in the publication referred to in subsection .3.B(5) above, then a different transparent overlay drawn to the same scale as defined in subsection .3.B(1) shall be prepared and submitted to show the topographical changes proposed. Changes proposed may be subject to review and approval of the district conservationist and Township Engineer, as well as the Board of Supervisors.
(8) Where buffer areas are needed, permits shall be required where appropriate.
4. Outdoor Lighting Plan. In the event applicant elects to provide outdoor lighting, an outdoor lighting plan shall be submitted with the preliminary and final subdivision and land development plans and shall be clearly and legibly drawn to the same scale as that of the Preliminary and Final plans and shall meet all of the requirements of §22-906. [Ord. 5-2002]
(Ord. 2-2000, 4/5/2000, §52; as amended by Ord. 5-2002, 7/10/2002, §3)
