ALL applications shall follow these application and processing requirements (except Sketch Plans as provided hereafter).

A.                 Formal Application/Submission Deadlines.  All applications for approval of a subdivision plan, land development plan, lot add-on plan, or improvement construction plan shall be made by the developer filing an application form, to be supplied by the Township, together with the appropriate plans, studies, reports, supporting data, and required filing fee, with the Township.  Applications may be filed with the Township on any business day; however, the Planning Commission may review a plan at a particular meeting only if the plan was filed at least fifteen (15) business days prior to that meeting.

B.                 Application Requirements.  All plan applications shall include the following:

1.                  Two (2) copies of the plan(s).  All plans shall be either black on white or blue on white paper prints and prepared in conformance with the provisions of Article IV of this Ordinance.

2.                  Two (2) copies of all reports, notifications, and certifications which are not provided on the preliminary plan.

3.                  Two (2) copies of the application form as provided in the Appendix.

4.                  Filing and Review Escrow fees in the amounts as specified on the fee schedule adopted by resolution of the Board of Supervisors and available at the Township Office.

5.                  Two (2) copies of all reports required by Article IV.

6.                  Documentation that the plans have been properly filed with the Lancaster County Planning Commission, as well as any and all other required approving agencies (local, state, and federal agencies, water and sewer authorities, utilities, etc.)

7.                  The applicant shall provide the Township with five (5) copies of the most current plan at least five (5) business days before the plan is scheduled to be reviewed by the Planning Commission or the Board of Supervisors.

C.                 Distribution.  The applicant shall submit one copy of the above required information to the Township and one copy to the Township Engineer for their respective reviews.

D.                 Initial Application.  The Township staff shall have seven (7) 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 information required by this Ordinance.  If defective, the application shall be returned to the applicant with a statement explaining the reason(s) of rejection, within twelve (12) business days following the date of submission by the applicant; otherwise, it shall be deemed accepted for filing as of the date of submission.  Acceptance for filing shall not, however, constitute a waiver of any deficiencies or irregularities.  Under this Section, the applicant may appeal a decision by the Township staff to the Board.

E.                  Amendments or Corrections to an Application.  The Township staff shall have seven (7) business days from the date of submission of an amended or corrected application or plan to determine whether such amended or corrected application results in a substantial amendment to the plan or if the application or plan filed changed so as to be considered a new plan.  If the Township staff determines that the amended or corrected application constitutes a substantial amendment, the applicant shall be informed of the determination within twelve (12) business days from the date of the submission of the amended or corrected application and the Township staff shall further inform the applicant that the Township shall consider the ninety (90) day review procedure to have been restarted as of the date of the filing of the substantial amendment.  If the Township staff determines that the amended or corrected application constitutes a new plan, he shall so inform the applicant and shall inform the applicant that a new application and new fees are required. Under this Section, the applicant may appeal a decision by the Township staff to the Board.

F.                  Plan Review Process.

1.                  Review by the Township Staff and Consultants

a.                   The Township Zoning Officer and any Township personnel as directed by the Board shall review the application documents to determine if they are in compliance with this Ordinance, the Zoning Ordinance, the Comprehensive Plan, the Township's planning objectives, and accepted planning standards. These personnel shall provide comments and recommendations, including written findings when directed by the Board.

b.                  The Township Engineer and/or other consultants designated by the Board of Supervisors shall review the application documents to determine compliance with this Ordinance, and any other applicable Township Ordinances, Township standards and good engineering practices.  He shall prepare a written report of his findings and recommendations which shall be presented to the Township and the applicant.

2.                  Briefing Item

a.                   At the plan's first presentation to the Planning Commission, no action will be taken on any application. The plan will be presented by the Township staff as a briefing item for introduction to the Planning Commission and for general comments. The applicant and or their representative are not required to attend this meeting.

b.                  Plans will be presented by the Township staff as a briefing item at the regular meeting of the Board, following the first presentation of the plan as a briefing item to the Planning Commission. The applicant and or their representative are not required to attend this meeting.

3.                  Planning Commission Review.  The Planning Commission will review the application with the developer or his agent at a regular meeting following the meeting where the application was introduced to the Planning Commission as a briefing item, and after comments are received from the Lancaster County Planning Commission.  The Planning Commission will review the application to determine if it meets the standards set forth in the Township’s Ordinances.  The application shall then be submitted by the Planning Commission, together with its analysis and recommendations, including those of the Township staff and Engineer, to the Board.  Generally, the plan will not be forwarded to the Board until it has been recommended for unconditional approval or disapproval.

4.                  Board Review Process

a.                   Generally, following review and recommendation by the Planning Commission, the Board of Supervisors will place the plan on its agenda for review and action.

b.                  All applications for approval of a plan shall be acted upon by the Board.  The Board shall render its decision and communicate it to the applicant not later than ninety (90) days following the date of the regular meeting of the Planning Commission next following the date the application is filed, provided that should the said next regular meeting occur more than thirty (30) days following the filing of the application, the said ninety (90) day period shall be measured from the thirtieth (30th) day following the day the application has been filed.

c.                   Notification of Board of Supervisors Action.  The decision of the Board shall be in writing and shall be communicated to the applicant personally or mailed to him at his last known address not later than fifteen (15) days following the decision.

1).                When the application is not approved in terms as filed, the decision shall specify the defects found in the application and describe the requirements which have not been met and shall, in each case, cite the provisions of the Ordinance relied upon.

2).                Failure of the Board to render a decision and communicate it to the applicant within the time and in the manner required herein, unless a greater period of time has been authorized by the Municipalities Planning Code, shall be deemed an approval of the application in terms as presented, unless the applicant has agreed in writing to an extension of time or change in the prescribed manner or presentation of communication of the decision; in which case, failure to meet the extended time or change in manner of presentation of communication shall have like effect.

d.                  Compliance with the Board of Supervisors Action.  If the Board conditions its plan approval upon receipt of additional information, changes and/or notifications, such data shall be submitted and/or alterations noted on two (2) copies of the plan to be submitted to the Township for approval.  Such data shall be submitted to the Board within ninety (90) days of their conditional approval, unless the Board grants a modification by extending the effective time period.

e.                   Board of Supervisors Approval and Certification.  The Board will acknowledge the satisfactory compliance with all conditions, if any, of the plan approval at a regularly scheduled public meeting.  After receipt of plan approval and compliance with all conditions of approval, a plan shall be presented to the Township for acknowledgement through a formal approval certification statement on the plan as provided in the Appendix.  Two copies (one for the Township and one for the applicant) of the plan shall be provided for the Board to sign the approval certificate.