Township of Metal, PA Article VII Final Plats

§ 22-20 Final plat approval.

The following materials shall be submitted with an application for approval of a final plat. Final plats shall be filed within five years of the date of preliminary plat approval and shall conform in all aspects with preliminary plats as previously approved, and any conditions specified in the approval of preliminary plats shall be incorporated in the final plats.

A. Ten copies of the final plat in the form of a map or series of maps, drawn to a scale not smaller than 100 feet to the inch on sheets no larger than 24 inches by 36 inches. Where more than one sheet is required, an index map of the entire plat at a smaller scale shall be shown on a sheet of the same size. The Planning Commission may require final plats at a scale of 50 feet to the inch as a condition of preliminary plat approval to assure legibility in cases warranted by the complexity of the proposal. The error of closure shall not be more than one part in 10,000. Such final plats shall show:

(1) The items required to be shown on the preliminary plat, as specified in § 22-18 of this chapter.

(2) Tract boundary lines, right-of-way lines of streets, easements, and other rights-of-way, and property lines of residential lots or parcels in unit, cooperative or condominium subdivisions and other sites with accurate dimensions, bearings, or deflection angles, and radii, arcs, and central angles of all curves.

(3) Name and right-of-way width of each street or other right-of-way.

(4) Location, dimensions, and purpose of easement.

(5) Number to identify each lot or parcel in unit, cooperative or condominium subdivision and/or site, and the area of each lot expressed in both square feet and acres and in both gross area and net area.

(6) Purpose for which sites other than residential lots or parcels in unit, cooperative or condominium subdivisions are dedicated or reserved.

(7) Building setback lines on all lots or parcels in unit, cooperative or condominium subdivisions and other sites.

(8) Locations and description of survey monuments. All permanent reference monuments shown by a symbol and labeled as monuments on the plat.

(9) Locations and description of all traffic control devices including signs and pavement markings.

(10) Finished first floor elevations of all proposed structures.

(11) Names of recorded owners of adjoining unplatted land.

(12) Reference to recorded subdivision plats or adjoining platted land by recorded name, date, and number.

(13) Proposed protective covenants running with the land, if any.

(14) Final topographic contours at not more than two foot intervals.

(15) County review and such other certificates, affidavits, endorsements, or dedications as may be required by the Township Supervisors in the enforcement of these regulations.

(16) A note stating that the owner/developer is responsible for keeping all stormwater management facilities free of debris.

(17) Details, conditions, and applicable approval dates of any modifications of requirements of this chapter.

B. A utility map or maps showing tract boundaries, existing and proposed streets, lot lines, sanitary and stormwater sewer facilities, water pipes, curbs, sidewalks, fire hydrants, and manholes.

C. Profile and cross-section maps or diagrams of streets showing proposed grades of curbs, sidewalks, planting strips, sanitary and stormwater sewers, water pipes and other underground utilities. Final plans for surface water management and erosion and sedimentation control shall be submitted in accordance with the approved preliminary plan conditions and shall, where deemed practical and desirable by the Board, include provisions for detaining or retaining the runoff created by the proposed project in accordance with the applicable guidelines of the DEP Erosion and Sediment Pollution Control Program Manual and all other aspects of DEP Chapter 102 regulations. Approval by the County Conservation District is required prior to final plan approval.

D. A statement of the type or types of structures to be erected and a summary table of the number of structures and dwelling units proposed.

E. Evidence that the plat is in conformity with all applicable Township ordinances and regulations governing the extension of utility services into the Township. In any instance where the plat does not conform, evidence shall be presented that an exception has been officially authorized and approved in writing.

F. No plat shall be finally approved unless the streets, walkways, curbs, gutters, street lights, traffic control signage and markings, fire hydrants, shade trees, water mains, sanitary sewer facilities, storm drains, stormwater detention and/or retention basins and other related drainage facilities, recreational facilities, open space improvements, buffer or screen plantings, and other on-site improvements as are required by this chapter have been installed and paid for in full by the applicant in accordance with the requirements of this chapter. In lieu of the completion of any such improvements required as a condition for the final approval of a plat, the applicant shall deposit with the Township financial security acceptable to the Township in an amount sufficient to cover the costs of any and all such required improvements for common amenities. All matters and procedures concerning such financial security shall comport in all respects with the provisions of §§ 509, 510, and 511, (53 P.S. §§ 10509, 10510 and 10511), and all of the "Pennsylvania Municipalities Planning Code," 53 P.S. § 10101 et seq., as amended, the contents of which are hereby incorporated herein by reference as fully as those set forth at length herein. All documentation concerning such financial security shall be subject to the review and approval of the Township Solicitor. The applicant shall reimburse the Township for the reasonable and necessary expense incurred for the inspection of required on-site improvements. Such reimbursement shall be based upon the same schedule, and shall be subject to the same procedures, as are set forth in § 22-14 of this chapter.

G. Failure to complete any construction or development of the proposed subdivision or land development within five years following the approval of a preliminary plat by the Township shall automatically render the approval of the plat null and void, unless an extension of time has been requested in writing by the applicant and a written approval granted by the Metal Township Board of Supervisors. Further, failure of the applicant to comply with the requirements of § 508(4) of the "Pennsylvania Municipalities Planning Code," as amended [53 P.S. § 10508 (4)], the contents of which are also hereby incorporated herein by reference, shall subject the subdivision or land development to any and all changes in zoning, subdivision and other governing ordinances enacted by the Township subsequent to the date of the initial preliminary plan submission.

H. No plat which will require access to a highway under the jurisdiction of the Pennsylvania Department of Transportation shall be finally approved unless the plat contains the following notice: "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," before driveway access to a state highway is permitted. Access to the state highway shall be only as authorized by a highway occupancy permit. [See: 53 P.S. § 10508 (6), as amended.]

I. In any case where public improvements are required as detailed in § 22-20F, two copies of as-built drawings of all streets, stormwater management facilities, and any other required improvements shall be provided to the Township. Said as-built drawings shall be prepared, signed and sealed by a licensed engineer or surveyor. Prior to the release of any security guaranteeing said improvements, the Township shall approve the construction of the improvements following a review of the as-built drawings relative to the approved subdivision or land development plan and the findings of a site inspection. In the case of construction following preliminary plan approval and without guarantee for the completion of improvements, the Township shall withhold final plan approval until such as-built drawings are provided and the Township has approved the construction of the subject improvements based upon the approved preliminary plan design. When applicable, the cost of preparing said as-built drawings shall be included in the financial security provided by the applicant as a guarantee for the completion of public improvements.

J. In the case of subdivision and land development plans proposed for the sale of lots only, the subdivider shall include on the final plan, a covenant assuring the implementation by the lot owners of the erosion and sedimentation control plan.

§ 22-21 Review procedure.

A. One copy of each final plat and one copy of utility maps and street profiles received by the Township Secretary shall be transmitted to the Township Planning Commission for its review. In the event the Planning Commission finds that the applicant has made substantial changes in the plat since the preliminary plat was approved, the Commission shall so notify the Township Secretary and shall review the plat according to the procedure for preliminary plat application.

B. The Township Secretary shall forward one copy of the final plat and any other supporting documentation to the Township Engineer for his review as to the plat's adequacy and the estimated cost of construction of required public improvements, if any.

C. Upon receipt of the Township Engineer's Report, the Township Secretary shall notify the applicant to provide the proper form of security to guarantee the completion of any proposed public improvements in the recommended amount as detailed in § 22-20F of this chapter, if appropriate.

D. The Metal Township Planning Commission shall take action on a final plat within 62 days of the first Township meeting at which the application is considered. The Commission shall note its action on four copies of the plat. The four copies of the plat shall then be forwarded to the Metal Township Board of Supervisors, along with the Planning Commission's recommendation concerning the Supervisors' approval or disapproval of the final plat. In the event that the Planning Commission recommends disapproval by the Board of Supervisors of the application, it shall furnish along with such recommendation a written statement of the defects in the application, citing the specific provisions and section numbers of this chapter with which the application does not comply. In the event that the Planning Commission determines to recommend approval of the application subject, however, to certain conditions, the Planning Commission shall procure the applicant's written acceptance or rejection of any and all conditions proposed for imposition relative to the application, prior to submitting the application to the Metal Township Board of Supervisors. In the event of the applicant's failure to accept such conditions in writing within 62 days of the first Township meeting at which the application is considered, the Planning Commission's recommended approval of the application shall be rescinded automatically.

E. The Metal Township Board of Supervisors shall, upon receipt of the Planning Commission's recommendation, take official action on a final plat application by either approving or denying the same. Such official action by the Metal Township Board of Supervisors shall be taken within 90 days of the first Township meeting at which the application is considered. The Metal Township Board of Supervisors shall note its action on all four copies of the final plat application. One copy shall be retained for Township use. In the event that the Metal Township Board of Supervisors denies a final plat application, written notice of such denial shall be furnished to the applicant, by first class mail, postage prepaid, by the Township Secretary, which notice shall inform the applicant of the defects in the application, citing the specific provisions and section numbers of this chapter, or other applicable laws or regulations, with which the application does not comply. Such written notice of denial shall be mailed within the aforesaid ninety-day time limit. The applicant shall be likewise informed of the approval of his final plat application. The Board may also conditionally approve a final plat by so notifying the applicant in writing, which notification shall include a specific statement of any and all conditions proposed for imposition. In the event of the applicant's failure to accept such conditions in writing within 31 days of the conditional approval, the proposed approval of the plat shall be rescinded automatically, provided, however, that, in such event, the Board shall comply with the requirements of this section relating to written notice of final plat denial.

F. Within 90 days following approval of the final plat by the Metal Township Board of Supervisors, the final plat shall be recorded in the office of the Recorder of Deeds of Franklin County, Pennsylvania, in accordance with the provisions of § 22-8 of this chapter. The Recorder of Deeds shall not accept any plat for recording unless the same has been officially approved and signed by the Metal Township Board of Supervisors and stamped by the County Planning Commission. It shall be the responsibility of the applicant to record the approved final plan. A copy of the receipt for recording shall be provided to the Township Secretary for the Township records. Failure by the applicant to record the plan within the prescribed time limit shall result in an automatic rescinding of the approval.

G. The Metal Township Board of Supervisors shall not approve a final plat prior to receipt of approval from the Pennsylvania Department of Environmental Protection of the appropriate sewage planning documentation. In the event that said documentation is disapproved by the Pennsylvania Department of Environmental Protection, the final plat application shall be denied for such reason. In the event that the Pennsylvania Department of Environmental Protection does not respond in writing to the planning module application in a timely fashion, so far as to permit the Township to comply with the time limitations within this chapter and § 508 of the Pennsylvania Municipalities Planning Code, as amended (53 P.S. § 10508), the applicant shall be requested to consent, in writing, to an extension of time for action on the application by the Township; in the event that such written extension of time is not executed by the applicant, the application shall be denied.