Township of Lower Gwynedd, PA
Montgomery County
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Table of Contents
Table of Contents
STATUTORY REFERENCES
Adoption and amendment of codes by reference — See 53 P.S. § 66601.
GENERAL REFERENCES
Fees — See Ch. 208, Sections 208.04(a) and 208.05.
Height of buildings — See Sections 1255.06; 1256.06; 1257.06; 1258.06; 1260.06; 1262.06; 1264.06; 1266.06; 1268.06; 1270.06; 1272.06; 1276.06; 1278.06; 1280.07; 1282.07; 1284.07; 1285.06; 1286.06; 1287.06; 1288.06; 1289.07.
Condemned buildings — See Ch. 1296, Section 1296.08.
Accessory buildings — See Ch. 1298.03.

§ 1440.01 Administration and enforcement of the Pennsylvania Construction Code Act, Act 45 of 1999.

[Ord. No. 423. Passed 6-22-2004]
Lower Gwynedd Township hereby elects to administer and enforce the provisions of the Pennsylvania Construction Code Act, Act 45 of 1999, 35 P.S. §§ 7210.101 through 7210.1103, as amended from time to time, and its regulations.

§ 1440.02 Adoption of the Uniform Construction Code (UCC) by reference.

The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401 through 405, as amended from time to time, is hereby adopted and incorporated herein by reference as the building code of Lower Gwynedd Township.

§ 1440.03 Administration and enforcement of the UCC.

Administration and enforcement of the UCC within Lower Gwynedd Township shall be undertaken in any of the following ways as determined by the Board of Supervisors of Lower Gwynedd Township from time to time by resolution:
(a) 
By the designation of an employee of the Township to serve as the Township code official to act on behalf of the Township;
(b) 
By the retention of one or more construction code officials or third-party agencies to act on behalf of the Township;
(c) 
By agreement with one or more other municipalities for the joint administration and enforcement of this Act through an intermunicipal agreement;
(d) 
By entering into a contract with another municipality for the administration and enforcement of this Act on behalf of the Township;
(e) 
By entering into an agreement with the Pennsylvania Department of Labor and Industry for plan review, inspections and enforcement of structures other than one-family or two-family dwelling units and utility and miscellaneous use structures.

§ 1440.04 Establishment of Board of Appeals.

A Board of Appeals shall be established by resolution of the Board of Supervisors of Lower Gwynedd Township in conformity with the requirements of the relevant provisions of the UCC, as amended from time to time, and for the purposes set forth therein. If at any time enforcement and administration is undertaken jointly with one or more other municipalities, said Board of Appeals shall be established by joint action of the participating municipalities.

§ 1440.05 Effect on provisions of other ordinances, regulations and policies.

(a) 
All building, housing and fire prevention code ordinances or portions of ordinances which were adopted by Lower Gwynedd Township on or before July 1, 1999, and which equal or exceed the requirements of the UCC shall continue in full force and effect until such time as such provisions fail to equal or exceed the minimum requirements of the UCC, as amended from time to time.
(b) 
All building, housing and fire prevention code ordinances or portions of ordinances which are in effect as of the effective date of this chapter and whose requirements are less than the minimum requirements of the UCC are hereby amended to conform with the comparable provisions of the UCC.
(c) 
All relevant ordinances, regulations and policies of Lower Gwynedd Township not governed by the UCC shall remain in full force and effect.

§ 1440.06 Amendments to standards.

The following provisions were duly adopted by Lower Gwynedd Township on or before July 1, 1999, and are specifically identified as equaling or exceeding the requirements of the UCC and shall continue in full force and effect until such time as the provisions fail to equal or exceed the minimum requirements of the UCC, as amended from time to time. The following provisions are not intended as an exhaustive list of provisions adopted by the Township before July 1, 1999, which equal or exceed the requirements of the UCC, and the Township reserves the right to enforce, without limitation, all other building code provisions not specifically listed below which were adopted on or before July 1, 1999, which equal or exceed the requirements of the UCC, as amended from time to time.
(a) 
Modification of the administrative regulations of Chapter 403.
(1) 
Section 401.2a(a) Add - "Fees for building permits shall be in accordance with a schedule adopted by resolution of the Board of Supervisors.
(b) 
Technical modifications of the International Building Code 2003.
(1) 
IBC Section 201.0 General Definitions: (Amended)
Definitions contained in this section shall pertain to the International Building Code 2003 and shall not apply to the Planning and Zoning Code.
Accessory structure: A structure, the use of which is incidental to that of the main building and which is located on the same lot.
Code Official: The Building Inspector of the Township of Lower Gwynedd or a duly authorized representative.
(2) 
IBC Table 503 Height and area limitations of buildings: (Amended)
1. 
Type 5 construction shall be permitted for Use Group R-3 only and accessory buildings thereto.
2. 
Type 3 construction shall be permitted for Use Groups B, M, R 1, R 2, R 3, U and S 2 only.
3. 
IBC Section 302.33 Attached garages: (Amended) (APO as Exception No. 2)
Private garages located beneath rooms in buildings of Use Groups R-1, R-2, R-3 or I 1 shall be separated from adjacent interior spaces by fire partitions, floors and ceilings which are constructed with not less than a one-hour fire-resistance rating. Attached private garages shall be completely separated from the adjacent interior spaces and the attic area by means of 5/8-inch fire code or the equivalent applied to the garage side. The sills of all door openings between the garage and adjacent interior spaces shall be raised no less than four inches (102mm) above the garage floor. The door opening protectives shall be 1 3/4-inch solid core wood doors or approved equivalent.
4. 
IBC Section 705.1 Attached dwelling units. (Amended)
[Amended 11-22-2016 by Ord. No. 510]
Notwithstanding anything to the contrary in this Code, the requirements for fire separations in multifamily dwellings shall be as follows: Dwelling units located above other dwelling units shall be completely separated from the other dwelling unit by floor/ceiling assemblies of not less than two-hour fire-resistant rated construction. Note that the term "multifamily dwelling" shall specifically include multiple single-family dwelling units as referred to in Section 309.4.
5. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection (b)(2)5, which amended IBC Section 705.3, was repealed 11-22-2016 by Ord. No. 510.
6. 
IBC Section 903.2 Where required: (Substituted) Fire suppression systems shall be installed and maintained in full operating condition, as specified by this Code, in the locations indicated in this section.
7. 
IBC Section 903 .2.1 Use Group A: In all buildings or structures or portions thereof.
8. 
IBC Section 903.2.2 Use Group B: In all buildings or structures or portions thereof when more than 2,500 square feet in area or 35 or more feet in height.
9. 
IBC Section 903.2.3 Use Group E: In all buildings or structures or portions thereof when more than 2,500 square feet in area or 35 or more feet in height.
10. 
IBC Section 903.2.4 Use Group H: In all buildings or structures or portions thereof of Use Group H.
11. 
IBC Section 903.2.5 Use Group I: In all buildings or structures or portions thereof.
12. 
IBC Section 903.2.6 Use Groups M. S 1, S 2, F, U: In all buildings or structures or portions thereof when more than 2,500 square feet in area or 35 or more feet in height.
13. 
IBC Section 903.2.7 Public garages (Group 1 and 2): In all public garages. Exception: Open parking structure.
14. 
IBC Section 903.2.8 Use Group R: In all buildings or structures or portions thereof of Use Group R-1 an R-2, including multiple single-family dwelling units.
15. 
IBC Section 903.2.9 All use groups: An automatic suppression system shall be installed in any portion of a structure below a residential occupancy regardless of floor area. Exception: R-3 and R-4 occupancies.
16. 
IBC Section 903.2.10 All use groups: An automatic suppression system shall be installed in any below grade area of 500 square feet or more. Exception: R-3 and R-4 occupancies where the area limit shall be 2,000 square feet.
17. 
IBC Section 903.2.11 Painting rooms: In spray painting rooms or shops where painting, brushing, dipping or mixing is regularly conducted using flammable materials.
18. 
IBC Section 903.2.12: In rooms or areas used for incineration, trash and laundry collection and similar uses, at alternate floor levels and at the top of all chutes used in conjunction with these rooms or areas.
19. 
IBC Section 903.2.13: In furnace rooms, boiler rooms and rooms for similar uses. Exception: One- and two-family dwellings.
20. 
IBC Section 903.2.14: In unenclosed vertical openings between floors.
21. 
IBC Section 903.2.15: In commercial exhaust systems when such systems are required by the Mechanical Code listed in Appendix A.
22. 
IBC Section 903.2.16: In duct systems exhausting hazardous materials in accordance with the Mechanical Code listed in Appendix A.
23. 
IBC CHAPTER 29 PLUMBING SYSTEMS. (Deleted in part) Article 28 shall be deleted to the extent that it conflicts with Chapter 1444 of the Codified Ordinances of Lower Gwynedd Township.
24. 
IBC Sections 105.2 and 1809.5. Notwithstanding anything to the contrary in this Code, the requirements for all structures in Sections 105.2 and 1809.5 (including utility structures, tool sheds and storage sheds, playhouses and similar uses) shall be modified by the following:
[Added 1-24-2012 by Ord. No. 482]
1809.5 Frost protection. Except when erected upon solid rock or otherwise protected from frost, foundation walls, piers and other permanent supports of all buildings and structures larger than 200 square feet (18.60 m2) in area or 10 feet in height shall extend to the frost line of the locality, and spread footings of adequate size shall be provided where necessary to distribute properly the load within the allowable bearing value of the soil. Alternatively, such structures shall be supported on piles when solid earth or rock is not available. Footings shall not bear on frozen soils unless such frozen condition is of a permanent character. All buildings and structures 200 square feet in area or less and 10 feet in height or less shall be set level on a porous layer of fill with all organic material removed from beneath such building or structure. In addition, all buildings and structures 200 square feet in area or less and 10 feet in height or less which do not have foundation walls, piers or other permanent supports, that extend to the frost line of the locality as provided herein, shall satisfy the requirements for light frame construction and shall be used for storage only. No occupancy of any kind shall be permitted. For the purposes of the requirements contained herein only, the height of a building or structure shall be the vertical distance from the grade plane to the average height of the highest roof surface.
(c) 
Administrative modifications of Chapter One of the International Fire Code 2003.
(1) 
Section 101.1 Title. Insert "Lower Gwynedd Township, Montgomery County".
(2) 
Section 103.1 "General" shall be modified and read as follows: "The Department of Fire Prevention is established within the jurisdiction and under the direction of the Planning and Zoning Administrator/Code Official. The Fire Marshal/Code Official shall be in charge of the operation of this Department and its function shall be the implementation, administration, and enforcement of the provisions of this Code.
(3) 
Section 103.2 "Appointment" shall be deleted and the following language substituted: "The Fire Marshal position shall be filled by the Board of Supervisors of Lower Gwynedd Township."
(4) 
Add Section 105.1.4 Fees: "Fees for fire permits shall be in accordance with a schedule adopted by resolution of the Board of Supervisors."
(5) 
Sections 105.6 "Required operational permits" and 105.7 "Required construction permits shall be amended to read as follows: "The Fire Code Official is authorized to issue permits and collect fees as enumerated in Sections 105.6.1 through 105.6.47 and Sections 105.7.1 through 105.7.12 in accordance with a schedule adopted by resolution of the Board of Supervisors."
(6) 
A new Section 105.7.13 "Kitchen Equipment Hood and Fire System" shall be added to Chapter 1 "Administration", Section 105.7 "Required construction permits" as follows: "105.7.13 Kitchen Equipment Hood and Fire System. A construction permit is required for the installation or modification of a kitchen equipment hood and fire system."
(d) 
Technical modifications of the International Fire Code 2003.
(1) 
Section 307.2.2 "Prohibited Open Burning" shall be deleted in its entirety and replaced with the following:
"307.2.2 PROHIBITED ACTS. No person shall cause, allow, permit or maintain an outdoor bonfire or the burning of any of the following on a street or on public or private property, whether in connection with any building operation, in an open dump or otherwise, except as otherwise permitted by this chapter:
(a) 
Garbage;
(b) 
Household, business or industrial trash or similar waste products of every kind or nature; or
(c) 
Open burning of leaf waste as that term is defined in Chapter 1084 (Recyclable Materials Management) of the Codified Ordinances of Lower Gwynedd Township; and
(d) 
Open burning of any and all recyclable materials as that term is defined in Chapter 1084 (Recyclable Materials Management) of the Codified Ordinances of Lower Gwynedd Township."
(2) 
Section 307 "Open Burning and Recreational Fires" shall be amended by adding a new subsection 307.2.3 as follows:
"307.2.3 VARIANCES. The Fire Code Official or his or her duly authorized representative shall have authority to grant a variance from the provisions of this chapter for reasons including but not limited to the following:
(a) 
To prevent or abate a fire hazard.
(b) 
For the purpose of instructing personnel in firefighting.
(c) 
For the prevention and control of disease and pests.
(d) 
For fires set solely for ceremonial purposes.
(e) 
For fires used for or in connection with camping, cooking, picnicking or other authorized recreational activities.
(f) 
All fires in the Township which are permitted by variance shall be attended by a responsible person. During burning, a water hose attached to an operable water faucet or equipment capable of covering the fire with earth must be in immediate readiness for use in extinguishing the fire. A water hose, if used, must be of sufficient length to extend at least 15 feet beyond the site of the burning. Furthermore, no burning shall be permitted during periods of high wind, drought or weather inversion (i.e., hazardous air quality conditions) or during or in any other situation deemed hazardous by the chief fire officer or his or her duly authorized agent."
(3) 
Sections 902 "Definitions" shall be amended by adding the following:
(a) 
"Alarm equipment supplier" means any person who sells, leases and/or installs automatic protection devices or audible alarm systems.
(b) 
"Alarm user" means any person in control of a premises having an audible alarm system or automatic protection device which notifies the Police Department or Fire Department, either directly or indirectly, and requires the response of the Police Department or Fire Department or a rescue company.
(c) 
"Answering service" means a service whereby trained employees who are in attendance at all times receive prerecorded messages or signals from automatic protection devices reporting an emergency at a stated location, which employees have the duty to relay immediately, by live voice, any such emergency to the Police Department or Fire Department or rescue company.
(d) 
"Audible alarm" means any device, bell, horn or siren which is attached to the interior or exterior of a building which emits a warning signal audible outside the building and which is designed to attract attention when activated by a criminal act or other emergency requiring police, firefighters or a rescue company to respond.
(e) 
"Automatic protection device" means an electrically operated instrument, composed of sensory apparatus and related hardware, which automatically transmits a prerecorded voice alarm over a regular telephone line by direct or indirect connections to the Police Department or Fire Department, a central station protective system or an answering service upon receipt of a stimulus from a sensory apparatus that has detected a physical force or condition inherently characteristic of a fire, intrusion or other hazard.
(f) 
"Central station protective system" means a protective system or group of such systems which is operated privately for customers by a person and which maintains supervisors and accepts recorded messages or signals from automatic protection devices at a central station having trained operators and guards in attendance at all times that have the duty to take appropriate action upon the receipt of a message or signal, including the relaying of messages by a designated or direct trunk line to the communications center of the Police Department.
(g) 
"False alarm" means any signal activated by an automatic protection device, any audible alarm or any other kind of direct or indirect signal given to the police or fire communications center to which police or firefighters or rescue companies respond, which signal or alarm is not the result of a burglary, fire, robbery or similar emergency.
(h) 
"Fire Department" means any fire department which responds to alarms within the Township.
(i) 
"Police Department" means the Police Department of the Township.
(j) 
"Secretary" means the Secretary of the Township.
(k) 
"Treasurer" means the Treasurer of the Township."
(4) 
Sections 907 "Fire Alarm and Detection Systems" shall be amended by adding the following subsections:
"907.21 REGISTRATION.
(a) 
No property owner, lessee of property or person otherwise occupying any premises within the Township shall put an automatic protection device or audible alarm system into operation on his or her premises or allow an automatic protection device or audible alarm system to be put into operation on his or her premises without first registering the alarm system with the Township.
(b) 
Within 30 days after the effective date of this chapter (Ordinance 226, passed September 16, 1986), every alarm user shall register with the Township each alarm system he or she operates within the Township. This subsection does not require an alarm equipment supplier to register under this section when such alarm equipment supplier leases or provides services to alarm system uses. If an alarm equipment supplier does, however, use an alarm system to protect its own premises, it shall register such system as required in this section.
(c) 
Alarm user registration procedure is as follows:
(1) 
The alarm user making the registration required in Subsection (a) hereof shall complete the registration form provided by the Township, which form shall include the alarm user's name, the address of the residence or business in or upon which the alarm system has or will be installed, the alarm user's telephone number, the type of alarm system, the alarm equipment supplier selling, installing, monitoring, inspecting, responding to and/or maintaining the alarm system, the central station protective system utilized, if any, and the name and telephone number of at least two other persons who can be reached at any time who are authorized to respond to an alarm system and who will respond and open the premises in which the system is installed.
(2) 
If the alarm system is to be leased or rented from, or is to be serviced pursuant to a service agreement by, a person other than the person making application for an alarm user permit, the name, address and telephone number of that person must be stated in the application.
(3) 
Each person submitting an application for an alarm user permit shall submit a signed statement in the following form: I/We, the undersigned applicant(s) for an alarm user permit, intending to be legally bound hereby, agree with the Township of Lower Gwynedd that neither I/we nor anyone claiming by, through or under me/us, shall make any claim against the Township of Lower Gwynedd, its officials or agents, for any damage caused to the premises at which the automatic protective device or audible alarm system is located when said system is activated and employees of the Township of Lower Gwynedd make a forced entry at a time when said premises are or appear to be unattended or when, in the discretion of said employees, the circumstances appear to warrant a forced entry.
(d) 
Any alarm user who installs an automatic protection device or audible alarm system 30 days or more after the effective date of this section (Ordinance 226, passed September 16, 1986) shall submit with the registration a certificate of an alarm equipment supplier stating that, in the opinion of such supplier, the automatic protection device or audible alarm system complies with this chapter.
(e) 
Any alarm user who has registered under this chapter shall promptly notify the Township of any change in information supplied on the alarm user permit application.
907.22 TIMING MECHANISMS.
Owners or lessees of premises equipped with audible alarms must equip such audible alarms with a timing mechanism that will disengage the audible alarm after a maximum period of 15 minutes and keep it disengaged until the alarm is serviced or reset. Audible alarms without such a timing mechanism are unlawful in the Township and must be deactivated by the owners or lessees of the premises within 60 days from the effective date of this chapter.
907.23 REMOTE CONTROLLED FENCES AND GATES.
Owners or lessees of premises equipped with gates, fences or other devices which are designed to prevent entry and are electronically controlled from a location such as a residence or other principal building shall ensure that when an audible alarm or automatic protection device is activated, the gate, fence or other device will open to allow entry of the Police Department, Fire Department or rescue company.
907.24 FALSE ALARM FEES.
In order to defray the costs to the Township of responding to false alarms, the fees provided for in Section 208,01(a) shall be imposed against an alarm user after response to each false alarm. After an alarm user has accumulated two responded false alarms, the Police Department shall bill the alarm user. The alarm user shall promptly forward payment to the Treasurer of the Township within 10 days of the date of the bill.
907.25 EFFECT OF CHAPTER ON PENDING PROCEEDINGS.
Nothing in this chapter shall be construed to affect any suit or proceeding pending in any court, any rights acquired or liability incurred, any permit issued or any cause of action existing under the ordinances of the Township prior to the enactment of this chapter.
907.26 VIOLATIONS.
1. 
No person shall fail to comply with the requirements of a written notice of violation of any of the provisions of this chapter within 10 days of receipt of such notice, exclusive of Saturdays, Sundays and holidays. Such notice shall continue in force and effect until there is full compliance with the requirements stated therein.
2. 
No person shall misuse or falsely activate an alarm system. Each misuse or false activation shall constitute a separate offense.
3. 
No alarm user shall install or permit to be installed an alarm system in violation of any of the provisions of this chapter. A separate offense shall be deemed committed each day that a violation occurs or continues after due notice has been given."
(5) 
Section 202 "Definitions" is hereby amended by replacing the definition of "Fire Code Official" in its entirety with the following: "Fire Code Official. The Fire Marshall of Lower Gwynedd Township or a duly authorized representative."
(6) 
The words "fire chief" in Section 503.6 "Security Gates" of Chapter 5 "Fire Service Features", are hereby replaced with the words "Fire Code Official."
(7) 
Section 912.2 "Location" of Chapter 9 "Fire Protection Systems" shall be amended by adding the following language: "Fire Department connections shall be installed remote from the building adjacent to a street or driveway accessible to fire apparatus in a location approved by the Fire Code Official and shall be equipped with a five-inch diameter Stortz connection fitting.
(8) 
Section 903.2 "Where required" of Section 903 "Automatic Sprinkler Systems" in Chapter 9 "Fire Protection Systems", shall be replaced in its entirety with the following:
Section 903.2 Where required:
Fire suppression systems shall be installed and maintained in full operating condition, as specified by this Code, in the locations indicated in this section.
Section 903.2.1 Use Group A:
In all buildings or structures or portions thereof.
Section 903.2.2 Use Group B:
In all buildings or structures or portions thereof when more than 2,500 square feet in area or 35 or more feet in height.
Section 903.2.3 Use Group E:
In all buildings or structures or portions thereof when more than 2,500 square feet in area or 35 or more feet in height.
Section 903.2.4 Use Group H:
In all buildings or structures or portions thereof of Use Group H.
Section 903.2.5 Use Group I:
In all buildings or structures or portions thereof.
Section 903.2.6 Use Groups M. S 1, S 2, F, U:
In all buildings or structures or portions thereof when more than 2,500 square feet in area or 35 or more feet in height.
Section 903.2.7 Public garages (Group 1 and 2)
In all public garages. Exception: Open parking structure.
Section 903.2.8 Use Group R:
In all buildings or structures or portions thereof of Use Group R-1 and R-2, including multiple single-family dwelling units.
Section 903.2.9 All use groups:
An automatic suppression system shall be installed in any portion of a structure below a residential occupancy regardless of floor area. Exception: R-3 and R-4 occupancies.
Section 903.2.10 All use groups:
An automatic suppression system shall be installed in any below grade area of 500 square feet or more. Exception: R-3 and R-4 occupancies where the area limit shall be 2,000 square feet.
Section 903.2.11 Painting rooms:
In spray painting rooms or shops where painting, brushing, dipping or mixing is regularly conducted using flammable materials.
Section 903.2.12:
In rooms or areas used for incineration, trash and laundry collection and similar uses, at alternate floor levels and at the top of all chutes used in conjunction with these rooms or areas.
Section 903.2.13:
In furnace rooms, boiler rooms and rooms for similar uses. Exception: One- and two-family dwellings.
Section 903.2.14:
In unenclosed vertical openings between floors.
Section 903.2.15:
In commercial exhaust systems when such systems are required by the Mechanical Code listed in Appendix A.
Section 903.2.16:
In duct systems exhausting hazardous materials in accordance with the Mechanical Code listed in Appendix A.

§ 1440.07 Establishment of fees.

[Ord. 423. Passed 6-22-2004]
Fees assessable by Lower Gwynedd Township for the administration and enforcement undertaken pursuant to this ordinance and the UCC shall be established by the Board of Supervisors by resolution from time to time.

§ 1440.08 Penalty.

[Ord. 423. Passed 6-22-2004]
Any individual, firm or corporation that violates any provision of the UCC commits a summary offense and shall, upon conviction, be sentenced to pay a fine of not more than $1,000 and costs. Each day that a violation of the UCC continues shall be considered a separate violation.

§ 1440.09 Site plans required with applications for building permits and use and occupancy permits.

[Added 10-27-2009 by Ord. No. 467]
(a) 
At the time of building permit application, there shall be filed with the Township a site plan showing, to a scale of not smaller than one inch equals 40 feet, all existing and proposed features.
(1) 
The plan at a minimum shall indicate the following:
A. 
Property lines and dimensions, building setback requirements from Zoning Ordinance (number of feet) and building setback lines; street locations showing curbs, sidewalks, driveway aprons, etc. The location of any floodplains, wetlands, riparian buffers and easements shall also be shown.
B. 
Proposed building footprint of the structure with dimensions.
C. 
Proposed dimensions from property lines (front, both sides and rear) to the structure or from structure to structure, as appropriate.
D. 
Proposed front and rear entry locations.
E. 
Location of accessory structures, porches and/or decks and dimensions from property lines.
F. 
Proposed driveway location, dimensions, slopes and distance to closest side property line.
G. 
Proposed finished floor elevation of the garage, first floor of the building, and basement floor (for walkout basements only).
H. 
Existing and proposed grades for the entire site, including spot elevations at the outside corners of each building, as well as a grading plan at two-foot contour intervals indicating existing and proposed contour lines.
I. 
Direction and percent of slope and center line of existing and proposed drainage channels (and point at which such channels or swales cross the property line), diversion terraces, top of grate and invert elevations of existing and proposed stormwater facilities.
J. 
The location of any existing or proposed retaining walls, tree wells, wingwalls or berms required to implement the grading and drainage plan within the areas be disturbed.
K. 
The location of individual trees or woodland masses and other natural features or man-made features such as streams, roads or walkways and a clear indication of which features are to be saved and which are to be removed or eliminated.
L. 
The location of required street trees or site landscaping per the Codes of the Township.
M. 
The plot plan shall show the square footage of the lot area, the proposed areas of dwellings and structures, of driveways and parking areas, of other impervious coverage, of site disturbance, the percent of building coverage, the percent of impervious coverage and their compliance with applicable Zoning Ordinance requirements and the Township Stormwater Management Ordinance (Chapter 1241).
(2) 
The plan shall be prepared by a registered professional surveyor or a registered professional engineer of the Commonwealth of Pennsylvania who shall certify that all information is true and correct. For lots which are not part of a subdivision which was approved after 1975, a copy of the most recent deed shall also be provided with the site plan.
(b) 
Foundation As-Built Site Plans. Upon completion of the foundation of the proposed structure, there shall be filed with the Township a site plan showing, to a scale of not smaller than one inch equals 40 feet, the exact size and location (both horizontal and vertical) of the foundation. This information (including the exact distance of the closest points of the foundation to any front, rear and both side property lines, as well as any applicable right-of-way or ultimate right-of-way lines) shall be shown on the permit site plan and it shall be prepared by the same professional. Construction on the project shall not proceed beyond the foundation unless and until the Township approves the foundation as-built site plan.
(c) 
As-Built Site Plans. At the time of use and occupancy permit application, there shall be filed with the Township a site plan showing, to a scale of not smaller than one inch equals 40 feet, all as-built features.
(1) 
The plan at a minimum shall indicate the following:
A. 
Property lines and dimensions, building setback requirements from Zoning Ordinance (number of feet) and building setback lines; street locations showing as-built curbs, sidewalks, driveway aprons, etc. The location of any floodplains, wetlands, riparian buffers and easements shall also be shown.
B. 
Actual building footprint of the structure with dimensions.
C. 
Actual dimensions from property lines (front, both sides and rear) to the structure or from structure to structure, as appropriate.
D. 
Front and rear entry locations.
E. 
Actual location of accessory structures, porches and/or decks and dimensions from property lines.
F. 
As-built driveway location, dimensions, slopes and distance to closest side property line.
G. 
Finished floor elevation of the garage, first floor of the building, and basement floor (for walkout basements only).
H. 
As-built grades for the entire site, including spot elevations at the outside corners of each building, as well as a grading plan at two-foot contour intervals indicating contour lines.
I. 
Direction and percent of slope and center line of drainage channels (and point at which such channels or swales cross the property line) diversion terraces, top of grate and invert elevations of stormwater facilities.
J. 
The location of any retaining walls, tree wells, wingwalls or berms.
K. 
The location of individual trees or woodland masses and other natural features or man-made features such as streams, roads or walkways.
L. 
The location of street trees or site landscaping per the Codes of the Township.
M. 
The plot plan shall show the square footage of the lot area, the as-built area of dwellings and structures, of driveways and parking areas, of other impervious coverage, of actual site disturbance, the percent of building coverage, the percent of impervious coverage and their compliance with applicable zoning ordinance requirements and the Township Stormwater Management Ordinance (Chapter 1241).
(d) 
The plan shall be prepared by a registered professional surveyor of the Commonwealth of Pennsylvania who shall certify that all information is true and correct.