The procedures set forth in this article shall be followed by
all applicants proposing to subdivide or develop land in the Township.
A.
A tentative sketch plan is recommended for the initial submission
of all but the most simple subdivisions and/or land developments.
B.
Applicants shall be required to submit the following plans:
(1)
A preliminary plan is required for all subdivisions and land
developments proposed within the Township.
C.
A land development plan shall be required whenever the application
for approval shall be construed to be a land development in accordance
with the definition in the latest amendment of the Municipalities
Planning Code.[1] A development plan may be required in conjunction with
a subdivision plan or in lieu of a subdivision plan when review of
a plan on a lot-by-lot basis would not be applicable.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
D.
All plans of subdivision or land development shall be subject to
the following review process:
[Added 12-17-2003 by Ord. No. 03-09]
(1)
Review by Township Civil Engineer, Traffic Engineer, Sanitary
Sewer Engineer, Township Landscape Architect (if applicable within
Towamencin Village), Township Fire Marshal, Township Police Department,
Fire Department, Sewer Authority, Montgomery County Conservation District,
and any other agency having authority as required by local, state
or federal laws.
(2)
Preliminary plan review by the Township Planning Commission.
(3)
Review by the Montgomery County Planning Commission.
(4)
Preliminary plan review by Towamencin Board of Supervisor.
(5)
Final plan review by Towamencin Board of Supervisors.
E.
Minor plans of subdivision or land development shall apply to the
following:
[Added 12-17-2003 by Ord. No. 03-09]
(1)
Lot line adjustment between two abutting, existing, legally
approved and recorded lots so long as the adjusted lines and lots
conform to all zoning requirements without the need for variances
or special exemptions.
(2)
Minor residential subdivision that will divide a single lot
into one additional lot for the construction of a single-family dwelling
unit, in which the new lot will be of the same zoning classification
as the original, will comply with all zoning requirements without
the need for variances and or special exceptions, and will not require
the extension of public utilities or stormwater conveyance systems,
and has applicable road frontage to meet the requirements of the Township
Subdivision and Zoning Ordinances. The proposed building and impervious
coverages of the existing and proposed lots must remain under the
minimum standards of the Township Stormwater Management Ordinance.[2]
(3)
A new building or an addition onto a structure that will not
exceed the limits of building or impervious coverages of the Township
Stormwater Management Ordinance, or require additional parking, curbing,
or site work. The property shall only be eligible for two minor plan
approvals. Any requests after the second approval, or a proposal that
in addition to the previous minor plan approval will cumulatively
exceed the minimum requirements of the Stormwater Management Ordinance,
shall be reviewed as a standard land development application. The
proposal must conform with all requirements of the Township Zoning
Ordinance without the need for variances or special exceptions. The
proposal must not require the extension of public roads, utilities,
or stormwater systems.
(4)
The application shall be subject to the following review process:
A tentative sketch plan is recommended to be submitted in accordance
with this chapter as a basis for informal discussion with the Township
Planning Commission. There are no formal reviews of sketch plans and
submission does not start the time period for review as established
by the Municipalities Planning Code, as last amended. Data furnished
in a tentative sketch plan should include the following information.
A.
General information:
(1)
Name of subdivision or land development;
(2)
Tax parcel number (Montgomery County Tax Map);
(3)
Name and address of the owner/applicant/developer;
(4)
Name and address of engineer, surveyor, architect, planner or
landscape architect responsible for the plan;
(5)
Total acreage of site;
(6)
Tract boundaries;
(7)
Date of plan;
(8)
True North point;
(9)
Location map;
(11)
Number of proposed lots;
(12)
Proposed use.
B.
General site plan at a scale of one inch (2.540 centimeters) equals
100 feet (30.48 meters) showing:
(1)
Soil types and wetlands;
(2)
Vegetation, forest cover, and large trees;
(3)
Drainage ways, streams, swales and ponds;
(4)
Streets on and adjacent to the tract;
(5)
Significant topographical and physical features [five foot (1.524
meter) contours];
(6)
Proposed general street layout;
(7)
Proposed general lot layout;
(8)
Proposed landscaping;
(9)
Location of construction (for land developments);
(10)
Types of building proposed;
(11)
Number of units proposed;
(12)
Location and number of parking spaces;
(13)
Open space areas;
(14)
Recreation areas;
(15)
Floodplain and steep slope areas;
(16)
Features within 500 feet (152.4 meters) of the site.
C.
Written statement indicating a tentative method for administration
and maintenance of open space, when applicable.
The preliminary plan shall show or be accompanied by the following
information:
A.
Drafting standards:
(1)
The plan shall be drawn at a scale of one inch (2.540 centimeters)
equals 100 feet (30.48 meters) or larger [one inch (2.540 centimeters)
equals 50 feet (15.24 meters), etc.]. Plans shall be accurate to within
one part in 300. The plan shall include a graphic scale.
(2)
Dimensions shall be set in feet (meters) and decimal parts (centimeters)
thereof; and bearings in degrees, minutes, and seconds.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
Where any revision is made, or when the plan is a revision of
a previously approved plan, a description of the revisions should
be noted in the plan with the appropriate date.
(5)
The plan shall be so prepared and bear an adequate legend to
indicate clearly which features are existing and which are proposed.
All lettering shall be at least 0.2 inch (0.508) centimeters in height,
or as specifically approved by the Township Engineer. A two-inch (5.08
centimeter) wide margin shall be provided on all sheets, or such margin
as is specifically approved by the Township Engineer.
(6)
The boundary line of the subdivision shall be shown as a solid
heavy line.
(7)
Sheet sizes shall be either 15 inches by 18 inches (38.1 by
45.72 centimeters), 18 inches by 30 inches (45.72 by 76.2 centimeters),
or 24 inches by 36 inches (60.96 by 91.44 centimeters), or such size
as is specifically approved by the Township Engineer. Sheet sizes
24 inches by 36 inches (60.96 by 91.44 centimeters) are recommended.
Sheets shall be all the same size and consecutively numbered. Where
more than one sheet is used, a key map and index sheet(s) shall be
provided.
B.
General information to be shown:
(1)
Name of subdivision or land development;
(2)
Tax parcel number (Montgomery County Tax Map), Township block
and unit number, County Planning Commission File Number;
(3)
Name and address of the owner/applicant/developer;
(4)
Name and address of the registered engineer, surveyor, landscape
architect, architect, or planner responsible for the plan;
(5)
Zoning requirements, including:
(a)
Applicable district;
(b)
Maximum density permitted, if applicable;
(c)
Lot size and yard requirements;
(d)
Open space, building coverage, and impervious ground coverage
ratios, if applicable;
(e)
Any relief from the Zoning Ordinance requirements sought or
granted; indicate Zoning Hearing Board decision dates;
(f)
List proposed statistics of the plans which indicate compliance
with the zoning requirements;
(6)
Location map showing relation of site to adjoining properties
and streets;
(7)
North point;
(8)
Written and graphic scales (including scale of location map);
(9)
Total acreage of the site;
(10)
A complete outline survey of the property to be subdivided or
developed, showing all courses, distances, tie-ins to all adjacent
intersections and areas;
(11)
Location of all existing monuments;
(12)
Abutting lot lines of all adjoining properties with names of
landowners;
(13)
Existing streets on and adjacent to the site with ultimate right-of-way;
(14)
Existing buildings (and their uses), driveways, sewer lines,
storm drains, culverts, bridges, utility easements, quarries, railroads,
and other significant man-made and/or off-site features as required
by the Township Engineer;
(15)
Signature blocks;
(16)
The date of plan preparation with revision dates and statement
indicating items revised;
(17)
The plan shall list all waivers being requested by the applicant;
(18)
The plan shall include all segments of on- and off-road trails
pursuant to the Towamencin-Wide Trail Master Plan, as last amended.
C.
Existing features.
(1)
The location, names, and widths of streets, the location of
property lines and names of owners, the location of watercourses,
sanitary sewers, storm drains and similar features within 1,000 feet
(304.8 meters) or such distance as is specifically approved by the
Township Engineer, of any part of the land to be subdivided or developed.
An aerial photograph, which clearly shows all features required of
this section to the satisfaction of the Township Engineer, may be
submitted in lieu of the requirements of this section;
[Amended 12-17-2003 by Ord. No. 03-09]
(2)
Location, size, and ownership of all underground utilities,
and any rights-of-way or easements within the property;
(3)
Contours at vertical intervals of two feet (0.6096 meters) for
land with average natural slope of 4% or less; vertical intervals
of five feet (1.524 meters) for more steeply sloping land;
(4)
Soil map showing:
(a)
Soil types within the site, based on maps contained in the Soil
Survey of Montgomery County, Pennsylvania, United States Department
of Agriculture, Soil Conservation Service, 1967. A table shall indicate
each soil's limitations for community development.
(b)
Contour lines measured at vertical intervals of two feet (0.6096
meters). Such slopes shall be determined by on-site survey, not interpretation
of U.S.G.S. maps. Contours should extend 100 feet (30.48 meters) beyond
the property lines of the proposed development.
(c)
The delineation of all floodplain areas where a subdivision
or land development lies partially, or completely, or borders on a
floodplain showing:
[1]
Location and elevation of existing and proposed streets, water
supply and sanitary facilities, building sites, structures, soil types,
and proposed floodproofing measures;
(d)
All streams, swales, lakes, ponds and wetlands.
(6)
Vegetation map showing:
(a)
The location and size by caliper of all existing trees larger
than six inches (15.24 centimeters) caliper as measured one foot (0.3048
meters) above the ground level which either stand alone or are within
50 feet (15.24 meters) of the center line of any existing or proposed
street; and
(b)
The location, species mix, general size and condition of any
forested areas or masses of other significant plant material.
(7)
Items of historical significance.
D.
Proposed layout showing:
(1)
Proposed standards, as applicable:
(2)
The layout and names of streets and driveways, including widths
of cartways and rights-of-way and recommended improvements (see Township
for recommended street list).
(3)
The layout and approximate dimensions, areas, and uses of lots,
building setback lines, and rear and side yard lines. The error of
closure of all lot lines and easements shall not be greater than one
part in 2,500.
(4)
The arrangement and use of buildings, pads, structures, and
parking areas in nonresidential developments with all necessary dimensions
and number of parking spaces. Elevations and perspective sketches
of proposed buildings are encouraged.
(5)
All open space shall be so identified, and its proposed use
and level of maintenance specified. The method of administration and
maintenance of the open space shall be detailed.
(6)
The layout of recreational or community facilities, sidewalks
and pedestrian paths.
(7)
Where the preliminary plan is phased and covers only a part
of the applicant's entire holding, a sketch shall be submitted
of the prospective street layout for the remainder.
E.
Sedimentation and erosion control plan pursuant to the Clean Streams
Law, P.L. 1987,[2] as last amended, and in accordance with standards and
specifications found in the "Erosion and Sediment Control Handbook"
available through the Montgomery County Conservation District.
[2]
Editor's Note: See 35 P.S. § 691.1 et seq.
G.
Tentative typical cross sections and center-line profiles for each
proposed street shown on the preliminary plan. These plans may be
submitted as separate sheets.
H.
A landscaping plan including, but not necessarily limited to, the
locations for street trees and the landscape treatment of reverse
frontage lots and of any required buffer strips or yards.
I.
Traffic impact study
(1)
Purpose. A traffic impact study shall be required for all subdivisions
of more than 10 lots, all land developments and rezoning requests
to provide the Board of Supervisors with the opportunity to assess
the effect of a proposed subdivision, land development or rezoning
request on the transportation system in Towamencin Township. The purpose
of the study is to identify traffic and transportation problems associated
with the adequacy of the existing transportation network to provide
access to, from and through the site in light of the character and
volume of traffic expected to be generated by the proposed subdivision,
land development, and/or rezoning. This study should also delineate
solutions to such problems or facilities including the prescription
of improvements to be provided by or at the expense of the applicant,
consistent with the Township's Capital Improvement Program.
(2)
Preparation of traffic impact study.
(a)
The traffic impact study shall be prepared by a qualified traffic
engineer and/or transportation planner with prior traffic study experience.
(b)
A traffic impact study shall be submitted for all residential
subdivisions or land developments of 10 or more lots or dwelling units;
all commercial, office, industrial, institutional or other nonresidential
uses requiring subdivision or land development approval; all rezoning
requests.
(c)
The Township Planning Commission may, upon the recommendation
of the Township Engineer, determine that the requirement for a traffic
impact study is not necessary.
(d)
The requirements, procedures, and standards for the traffic impact study are as set forth in § 136-703I(4).
(3)
LEVEL OF SERVICE
MAJOR INTERSECTION
QUEUE ANALYSIS
STUDY AREA
TRIP GENERATION
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. As used in this section, the following terms shall
have the meanings indicated:
As defined in the 1985 Highway Capacity Manual, Special Report
209, as amended, defines operational conditions within a traffic stream
(or at an intersection approach). "Level of service" also generally
describes these conditions in terms of such factors as speed, travel
time, freedom to maneuver, traffic interruptions, comfort and convenience
and safety. Six levels of service are defined for each type of traffic
facility, ranging from A to F. Level of Service A indicates free flow;
Level of Service B indicates stable flow; Level of Service C indicates
stable but inhibited flow; Level of Service D indicates high-density,
restricted stable flow; Level of Service E indicates operation at
or near capacity; and Level of Service F is indicative of flow breakdown.
Any intersection where traffic generated by the proposal
will have a significant effect on the operation of traffic through
the intersection. Where doubt exists, the qualified traffic engineer
and/or planner shall seek guidance from the Township Planning Commission
or the Township Engineer prior to the submission of the traffic impact
study.
This procedure includes the average queue and maximum queue
of vehicles which will be observed in each traffic stream and intersection
approach, measured in both feet and vehicles. Various statistical
and/or computer models may be applied.
This area will extend along all Township, county and state
roads serving the development and will extend to all major intersections
in the Township that may be affected. Where doubt exists, the qualified
traffic engineer and/or transportation planner will seek guidance
from the Township Planning Commission or Township Engineer prior to
the submission of the study.
The total count of trips to and from a study site per unit
of land use (i.e., acres, dwelling unit, etc.) as established by the
most recent edition of the institute of Transportation Engineers Trip
Generation Report. For land uses not listed in this report, or if
information is determined through a small sample size, the qualified
traffic engineer and/or transportation planner shall seek guidance
from the Township Planning Commission or Township Engineer prior to
submission of the study.
This procedure compares the volume of a traffic facility
to its capacity. The procedure described in the 1985 Highway Capacity
Manual, Transportation Research Board Special Report 209, as amended,
shall be followed.
A series of warrants which detail the minimum traffic volume,
pedestrian volume or other criteria necessary for the installation
of a traffic signal. These criteria are contained in the most recent
edition of the Manual on Uniform Traffic Control Devices for Streets
and Highways, United States Department of Transportation, FHWA.
(4)
Requirements for traffic impact study.
(a)
A traffic study shall include, but not necessarily be limited
to, the following information:
(b)
Specific information required within the report shall include,
but not necessarily be limited to, the following information:
[1]
Site description. Identify the site, use and transportation
setting of the site and its surrounding area including:
[a]
A brief description of the size, location, proposed
land uses, and completion date of the proposed land development. If
the development is residential, types of dwelling units and number
of bedrooms shall be included. Also, the description shall include
probable socioeconomic characteristics of site users with respect
to transportation needs of the site (i.e., number of senior citizens).
[b]
The existing and proposed uses of the site shall
be identified in terms of type and zoning classification category.
[c]
A complete description of access and circulation
for the site including, but not necessarily limited to, location of
access points and method of traffic control.
[d]
Description of the adjacent external roadway system
within the study area. Major intersections in the study area shall
be identified and illustrated. All existing and proposed public transportation
services and facilities within a one-half-mile radius of the site
shall also be documented. All future highway improvements within Towamencin
Township and the study area, including proposed road construction
and traffic signalization, shall be noted. Improvements from the Pennsylvania
Department of Transportation's Twelve-Year Highway and Bridge
Program shall also be noted. Any proposed or in-place roadway improvements
due to proposed surrounding developments shall be noted.
[2]
Existing conditions analysis. Existing traffic conditions shall
be measured and documented for the roadways and intersections in the
study area based on the following efforts:
[a]
Daily and peak hour volumes. Schematics diagrams
shall be presented depicting existing traffic volumes for average
daily traffic (ADT), the weekday peak highway traffic hour(s) and
peak development-generated hour(s) and the Saturday peak hour traffic.
All documentation must be contained in the report. Turning movement
and mainline volumes shall be presented for all peak hour conditions
(weekday a.m. peak, weekday p.m. peak, weekday site-generated and
Saturday peak) while only mainline volumes are required for ADT's.
Source and method of computation must be included.
[b]
Volume/capacity analysis at critical points. A
volume capacity analysis based upon existing volumes shall be performed
during the weekday and Saturday peak traffic hour(s) and the peak
development-generated hour(s) for all roadways and major intersections
in the study area.
[c]
Levels of service at critical points. Based on
the results obtained in the previous section, levels of service are
to be computed and presented in schematic form. Included in this section
shall also be a description of typical operating conditions at each
level of service.
[3]
Future conditions analysis without the proposed development.
A description of the anticipated future traffic volumes and the ability
of the roadway network to accommodate this traffic without the proposed
development shall be provided. The future year(s) for which projections
are made shall be the development completion year, unless required
otherwise by the Township Planning Commission. Factors included within
this section include, but are not necessarily limited to, background
traffic growth and traffic generated by other proposed developments
within the study area. Include the following:
[a]
Daily and peak hour volumes. Clearly indicate the
method and assumption used to forecast future volumes in order that
Township personnel can duplicate these calculations. The schematic
diagrams depicting future volumes shall be similar to those described
previously in Subsection I(4)(b)[2][a] in terms of location and times
(daily and peak hours).
[b]
Volume/capacity analysis at critical points. Describe
the ability of the roadway system to accommodate future traffic (without
the proposed development). If roadway improvements or modifications
are committed for implementation, the volume/capacity analysis should
be presented for these conditions. Periods of analysis shall be the
same as those previously performed in Subsection I(4)(b)[2][b].
[c]
Levels of service at critical points. Based on
the results obtained in the previous section, levels of service are
to be determined and presented as in Subsection I(4)(b)[2][c].
[4]
Trip generation characteristics. Vehicular trips resulting from
the proposed development shall be estimated and distributed for weekday
and Saturday peak traffic conditions during the weekday a.m. and p.m.
peak traffic hours, the weekday peak development-generated hour and
the Saturday peak traffic hour. Development traffic characteristics
shall be determined as follows:
[a]
Estimation of the number of trips generated by
the proposed use(s) for each period shall be developed utilizing ITE
publication, Trip Generation, latest edition. Other local sources
of trip generation are acceptable, subject to approval by the Township
Engineer.
[b]
The direction of approach and departure for site-generated
traffic shall be identified. As with all technical analysis steps,
the basic method and assumptions used in this work must be clearly
stated.
[c]
Site-generated traffic volumes and access points combined with anticipated traffic volumes as calculated under Subsection I(4)(b)[3] to determine mainline and turning movement volumes for future conditions with the site developed as proposed.
[5]
Future conditions analysis with the proposed development. A description of the adequacy of the roadway system to accommodate future traffic with development of the site shall be provided. An analysis shall be completed for each time period as listed in Subsection I(4)(b)[4] and as follows:
[a]
Daily and peak hour traffic volumes. Mainline and
turning movement volumes shall be presented, in schematic form, for
the highway network in the study area as well as driveways and internal
circulation roadways for the appropriate time periods (identified
previously).
[b]
Volume/capacity analysis at critical points. Similar
to Subsection I(4)(b)[2][b] and I(4)(b)[3][b], a volume/capacity analysis
shall be performed for the appropriate peak hours of future conditions
with the site developed as proposed.
[c]
Levels of service at critical points. Based upon
the results obtained in the previous section, levels of service are
to be determined and presented as in Subsection I(4)(b)[2][c] and
I(4)(b)[3][c].
[6]
Proposed improvements. A description of proposed improvements to remedy deficiencies shall be identified. Improvements shall be identified which would increase capacity to return to predevelopment levels of service conditions. Alternative improvement schemes shall be presented for postdevelopment traffic volumes to operate at a minimum Level of Service D or, under no circumstances, at a level of service worse than predevelopment levels. These recommendations shall separately identify committed projects of governmental agencies which were described and independently identified in Subsection I(4)(b)[1] and reflected in the analysis contained in Subsection I(4)(b)[2] and I(4)(b)[3] and as follows:
[a]
Proposed recommended improvements. This section
should describe the location, nature and extent of proposed improvements
to assure sufficient capacity. The listing of recommended improvements
shall include, but not necessarily be limited to, the following elements:
internal circulation design, speed limit, stop and no parking sign
locations, site access location and design, external roadway and intersection
design and improvements and traffic signal installation and operation,
including phasing and timing. All physical roadway improvement shall
be shown in sketches. This listing shall also include, for each improvement,
preliminary cost estimates, funding source, timing and likelihood
of the improvement implementation and party responsible for the improvement.
[b]
Volume/capacity analysis at critical points. Another
iteration of the volume/capacity analysis shall be presented and described
which demonstrates the anticipated results of making recommended improvements.
[c]
Levels of service at critical points. Based on
the results obtained in the previous section, levels of service for
the study area with improvement shall be presented.
[7]
Conclusion. The overall results of the traffic impact study
shall be presented in a clear, concise description. It is anticipated
that this concluding section will serve as an executive summary.
(5)
Time of submission.
(a)
A traffic management study shall be submitted to the Township
Planning Commission with the preliminary plan application or the petition
for rezoning, as the case may be. An application for preliminary plan
approval shall be deemed incomplete and unacceptable for filing if
the traffic study is not included in the submission.
(b)
The preliminary plan and accompanying improvement construction
plans shall not be submitted to the Pennsylvania Department of Transportation
until the plans and traffic study have been reviewed by the Township
Planning Commission, and approved by the Township Board of Supervisors.
The submittal to the Pennsylvania Department of Transportation shall
be accompanied by the comments of Towamencin Township.
(6)
Implementation.
(a)
The Township Planning Commission, the Township Engineer, and
Board of Supervisors shall review the traffic study to analyze its
adequacy in solving any traffic problems that may occur due to the
land development, subdivision, or request for rezoning.
(b)
The Board of Supervisors may decide, after receiving the reports
and recommendations of the Township Planning Commission, Township
Engineer, and Montgomery County Planning Commission, that certain
improvements are necessary and may make these additional improvements
to be completed by and at the cost of the developer as conditions
to the subdivision, land development or request for rezoning approval.
J.
The applicant shall submit a copy of the deed by which the property
was acquired. The applicant shall submit the names of the real (title)
owners of the property, the names of all equitable owners, and the
names of all option holders.
L.
The plan should be accompanied by color photographs and a color video
tape (VHS format) of the property showing significant features, indicating
proposed street locations, identifying existing structures and streets,
and showing all property boundaries and a continuous view of the area
within 500 feet (152.4 meters) of the site boundaries. The plan and
video should be indexed to facilitate identification of physical features
and proposed improvements.
The final plan shall show or be accompanied by the following
information:
A.
Drafting standards per preliminary plan requirements.
B.
General information per preliminary plan requirements and, in addition,
must include datum to which contour elevations refer. Where reasonably
practicable, data shall refer to known, established elevations.
C.
Existing features per preliminary plan requirements.
D.
Proposed layout, showing:
(1)
Proposed standards, as applicable:
(2)
The layout and names of streets and driveways, including widths
of cartways and rights-of-way and recommended improvements (see Township
for recommended street list).
(3)
The layout and approximate dimensions, areas, and uses of lots;
building setback lines, and rear and side yard lines. The error of
closure of all lot lines and easements shall not be greater than one
part in 2,500.
(4)
The arrangement and use of buildings, pads, structures, and
parking areas in nonresidential developments with all necessary dimensions
and number of parking spaces. Elevations and perspective sketches
of proposed buildings are encouraged.
(5)
All open space shall be so identified, and its proposed use
and level of maintenance specified. The method of administration and
maintenance of the open space shall be detailed.
(6)
The layout of recreational or community facilities, sidewalks
and pedestrian paths.
(7)
Where the preliminary plan is phased and covers only a part
of the applicant's entire holding, a sketch shall be submitted
of the prospective street layout for the remainder.
E.
Cross sections and center-line profiles shall be provided for each
proposed street shown on the preliminary plan. These plans may be
submitted as separate sheets.
F.
Sewer and water plan (per preliminary plan requirements).
G.
Landscaping and grading plan, showing:
(1)
Existing grades with proposed grades shown as required by the
Township Engineer;
(2)
Areas for proposed topsoil stockpiling;
(3)
Location of all proposed drainage and stormwater facilities;
(4)
Existing vegetation to be removed;
(5)
Existing vegetation to be preserved and vegetation protection
measures;
(6)
The location of all proposed plant material;
(7)
The identification, quantity, botanical name, common name, type
of container and any additional remarks of all proposed plant material
species list of alternate species when applicable;
(8)
Detail of all planting, staking, guying, wrapping, pruning specifications;
(9)
Buffer areas.
H.
Improvement construction plan (drainage and construction):
(1)
The improvement construction plan shall be at any of the following
scales:
|
Horizontal
|
Vertical
| |
|---|---|---|
|
20 feet/inch (4.57 meters/centimeter)
|
2 feet/inch (0.6096 meters/centimeter)
| |
|
40 feet/inch (12.192 meters/centimeter)
|
4 feet/inch (1.2192 meters/centimeter)
| |
|
50 feet/inch (15.24 meters/centimeter)
|
5 feet/inch (1.524 meters/centimeter)
|
(2)
Horizontal plan (streets). The horizontal plan shall show details
of the horizontal layout including:
(a)
Center line with bearings, distances, curve data and stations
corresponding to the profile;
(b)
Right-of-way and curb lines with radii at intersections;
(c)
Beginning and end (physical location) of proposed construction;
(d)
Tie-ins by courses and distances to intersection of all public
roads, with their names and widths;
(e)
Location of all proposed monuments with reference to them;
(f)
Property line and ownership of abutting properties;
(g)
Location and size of all drainage structures, stormwater detention
`facilities, sidewalks, public utilities, lighting standards, and
street name signs;
(h)
Location and size of line with stations corresponding to the
profile;
(i)
Location of manholes or inlets with grade between and elevation
of flow line and top of each manhole or inlet;
(j)
Property lines and ownership, with details of easements where
required;
(k)
Beginning and end of proposed construction;
(l)
Location of laterals;
(m)
Location of all other drainage facilities and public utilities
in the vicinity of storm and/or sanitary sewer lines;
(n)
Profile of existing ground surface along center line of street;
(o)
Proposed center-line grade with percent on tangents and elevations
at fifty-foot (15.24 meters) intervals, grade intersection and either
end of curb radii;
(p)
Vertical curve data including length, elevations and minimum
sight distance as required by the Township Engineer;
(q)
Right-of-way width and location and width paving;
(r)
Type, thickness, and crown of paving;
(s)
Type and size of curb;
(t)
Grading of sidewalk area;
(u)
Location, width, type and thickness of sidewalks;
(v)
Typical location of sewers and utilities with sizes;
(w)
Profile of existing ground surface with elevations at top of
manholes or inlets;
(x)
Profile of storm drain or sewer showing type and size of pipe,
grade, cradles, manhole, and inlet locations;
(y)
Stormwater management:
[1]
Description of an ownership and maintenance program, in a recordable
form, that clearly sets forth the ownership and maintenance responsibility
for all temporary and permanent stormwater management facilities,
including the following:
[a]
Description of the method and extent of the maintenance
requirements.
[b]
When maintained by a private entity, identification
of a responsible individual, corporation, association or other entity
for ownership and maintenance. Deed covenants and restrictions must
be submitted to provide for maintenance by this entity.
[c]
When maintained by a private entity, copy of the
legally binding document which provides that Township shall have the
right to:
[d]
Inspect the facilities at any time;
[e]
Require the private entity to take corrective measures
and assign the private entity reasonable time periods for any necessary
action;
[f]
Authorize maintenance to be done and lien the cost
of the work against the properties of the private entity responsible
for maintenance.
[g]
Where the stormwater management plan proposes that
Township own or maintain the facilities, a description of the methods,
procedures, and the extent to which any facilities shall be turned
over to the Township.
[2]
Financial security for the completion of stormwater management
facilities as set forth in this chapter.
[3]
Maintenance guarantee, as set forth in this chapter.
[4]
When a stormwater management plan is submitted in sections,
a generalized stormwater management plan for the entire project site
shall be submitted in addition to the detailed stormwater management
plan for the proposed section. This generalized plan shall demonstrate
how the stormwater of the proposed section will relate to the entire
development. If temporary facilities are required for construction
of a section, such facilities shall be included in the submitted stormwater
management plan.
I.
Acknowledgments.
(1)
All offers of dedication and covenants governing the reservation
and maintenance of undedicated open space, bearing certificate of
approval of Township Solicitor.
(2)
Such private deed restrictions, including building setback lines,
as may be imposed upon the property as a condition to sale, together
with a statement of any restrictions previously imposed which may
affect the title to the land being subdivided.
(3)
A written improvements agreement, pursuant to this chapter.
(4)
Surveyor's certification shall appear on the plan as follows:
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"I hereby certify that the plan shown and described hereon,
as well as all other drawings which are a part of this plan set, are
true and correct to the accuracy required by the Towamencin Township
Subdivision and Land Development Ordinance and were prepared by me
or under my direction. The existing perimeter monuments shown hereon
have been located as part of the survey and all other proposed perimeter
monuments shall be set.
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|---|---|---|
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Date
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"
Surveyor
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(5)
Wetlands certification shall appear on the plan as follows:
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"I do hereby certify that the delineation of the wetlands shown
on this plan is in accordance with the findings of my field investigation
and that I have determined these limits based upon the Corps of Engineer
guidelines.
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|---|---|---|
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Date
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"
Surveyor
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(6)
Note on plan for dedication of rights-of-way or easements:
(a)
Typical note for right-of-way:
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"Fifty-foot (15.24 meters) right-of-way for public thoroughfare
is hereby offered for dedication to Towamencin Township."
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(b)
Example plan note for easements:
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"Stormwater easement for the benefit of Towamencin Township
is hereby offered for dedication to Towamencin Township or its assigns."
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(7)
Permits. The developer shall obtain all necessary permits and
approvals from all governmental agencies which have jurisdiction over
this project. This would include such agencies as follows: the Pennsylvania
Department of Transportation, Pennsylvania Department of Environmental
Resources, United States Corps of Engineers, etc.
(8)
The plan shall list all waivers granted by the Board of Supervisors.
(9)
The plan shall indicate the Montgomery County Planning Commission
review number.
A.
Drafting standards.
(1)
The plan shall be drawn at a scale of one inch equals 20 feet
(2.540 centimeters equals 6.096 meters), one inch equals 30 feet (2.540
centimeters equals 9.144 meters), one inch equals 40 feet (2.540 centimeters
equals 12.192 meters), one inch equals 50 feet (2.540 centimeters
equals 15.24 meters), or one inch equals 100 feet (2.540 centimeters
equals 30.48 meters).
(2)
Dimensions shall be in feet (meters) and decimal parts thereof,
and bearings in degrees, minutes and seconds.
(3)
The boundary line of the subdivision shall be shown as a solid
heavy line. The error of closure of all lot lines and easements shall
not be greater than one part in 2,500.
(4)
Plans shall be on sheets either 15 inches by 18 inches (38.1
centimeters by 45.72 centimeters), 18 inches by 30 inches (45.72 centimeters
by 76.2 centimeters), or 24 inches by 36 inches (60.96 centimeters
by 91.44 centimeters), or such size as is specifically approved by
the Township Engineer, and all lettering shall be so drawn as to be
legible if the plans should be reduced to half size.
B.
General information to be shown:
(1)
Name of subdivision or land development;
(2)
Tax parcel number (Montgomery County Tax Map);
(3)
Name and address of the owner/applicant/developer;
(4)
Name and address of the registered engineer, surveyor, landscape
architect, or architect responsible for the plan;
(5)
Type of water supply and sewage disposal facilities proposed;
(7)
Location map showing relation of site to adjoining properties
and streets;
(8)
North point;
(9)
Written and graphic scales (including scale of location map);
(10)
Total acreage of the site, area and dimensions for each lot;
(11)
Site boundaries;
(12)
Boundaries of all adjoining properties (with names of landowners
in the case of unplatted land);
(13)
Existing streets on and adjacent to the site with future rights-of-way;
(14)
Existing buildings (and their uses), driveways, sewer lines,
storm drains, culverts, bridges, utility easements, quarries, railroads,
and other significant man-made features within 500 feet (152.4 meters)
of and within the site (this includes properties across roadways);
(15)
Proposed lot layout;
(16)
Building setback lines.
C.
Natural features to be shown:
(1)
Soil types within site, based on maps contained in the Soil
Survey of Montgomery County, Pennsylvania, U.S. Department of Agriculture,
Soil Conservation Service, 1967.
(2)
Contours based upon U.S. Geological Survey datum; provided,
that if on-site sewage disposal is proposed, contours shall be provided
at vertical intervals of two feet (0.6096 meters) for land with average
natural slope of 5% or less and vertical intervals of five feet (1.74
meters) for more steeply sloping land. Show datum to which contour
elevations refer. Where reasonably practicable, data shall refer to
known, established elevations.
(3)
The location and area of all floodplains, floodplain soils,
forests, lakes, ponds, watercourses, and wetlands.
D.
Acknowledgment (per final plan requirements).
[Amended 12-17-2003 by Ord. No. 03-09]
The record plan submission shall consist of three copies of
a clear and legible blue or black line print on white opaque linen
or clear Mylar, and five copies on paper print. The record plan shall
be an exact copy of the approved final plan on a sheet of the size
required for final plans. An electronic copy of the record plan shall
also be submitted in a format compatible to a GIS system, or as otherwise
approved by the Township.
A.
Seals as follows:
(1)
The impressed seal and signature of the licensed engineer, architect,
landscape architect, or surveyor who prepared the plan;
(2)
The impressed corporation seal, if the subdivider is a corporation;
(3)
The impressed seal of a notary public or other qualified officer
acknowledging owner's statement of intent.
B.
Acknowledgments as follows:
(1)
A statement to the effect that the applicant is the owner of
the land proposed to be subdivided and that the subdivision shown
on the final plan is made with his or their free consent and that
it is desired to record the same;
(2)
An acknowledgment of said statement before an officer authorized
to take acknowledgments;
(3)
All other applicable acknowledgments per final plan requirements.
C.
The following signatures shall be placed directly on the plan in
ink:
(1)
The signatures of the owner of the land; if the owner of the
land is a corporation, the signatures of the president and secretary
of the corporation shall appear;
(2)
The signature of the notary public or other qualified officer,
acknowledging the owner's statement of intent;
(3)
The signature of the licensed engineer or surveyor who prepared
the plan;
(4)
The signatures of the Chairman and the Secretary of the Board
of Supervisors.
D.
The seal of the Montgomery County Planning Commission shall be placed
directly on the plan prior to recording of the plan with the Montgomery
County Recorder of Deeds. Provide a three-and-one-half-inch (8.89
centimeters) wide by two-inch (5.08 centimeters) tall block for county
review stamp.
F.
Said plats can propose, at the discretion of the Board of Supervisors,
the phasing of said project of land development. In the event the
Board of Supervisors permits a phased development, the arrangement
of the surety and the phasing, in terms of number of units, shall
be reviewed by the Board of Supervisors and approved at its discretion.
