The plan shall show or be accompanied by the
following information:
A.
Drafting standards.
(1)
No plan shall be smaller than that provided by a scale
of 100 feet to the inch and shall be accurate to within one part in
300.
(2)
Dimensions shall be in feet and decimals and bearings
in degrees, minutes and seconds.
(3)
The plan shall show the courses and dimensions of
the boundary line survey of the entire land to be subdivided or developed.
The survey shall not have an error of closure greater than one part
in 2,500.
(4)
The sheet or sheets shall be one of the following
sizes: 15 inches by 18 inches, 18 inches by 30 inches or 24 inches
by 36 inches. If more than one sheet is necessary, each sheet shall
be the same size and numbered to show its relation to the total number
of sheets in the plan, as "Sheet No. 1 of 5 sheets."
B.
Location and identification.
(1)
A title consisting of the name and address of the
subdivider, developer or builder and the registered engineer or surveyor
or qualified planner.
(2)
The name of the Township and subdivision or development.
(3)
The date, scale and North point.
(4)
The entire tract boundary with bearings and distances.
(5)
A key map relating the subdivision to at least three
existing intersections of Township roads.
C.
Existing features.
(1)
Existing features within 400 feet of any part of the
land being subdivided or developed: the location, names, widths, radii
and surface conditions of existing streets and alleys, and those shown
on the Township Official Plan of streets and alleys, the location
of watercourses, floodplains, sanitary sewers, storm drains, utilities
above or below the ground and other similar features.
(2)
Existing features within the land to be subdivided
or developed: the location, names, widths and other dimensions, including
center-line courses, distances and curve data, paving widths, curblines,
right-of-way and curbline radii at intersections and street location
tie-ins by courses and distances to the nearest intersection of existing
and planned streets and alleys, and the location and size of existing
sanitary sewers and storm drains, watercourses and drainage flows,
floodplains, location and size of utilities above or below the ground
and recreational areas.
(3)
Contours at vertical intervals of five feet or, in
the case of relatively level tracts, at such lesser intervals as may
be necessary for study as determined by the Planning Commission or
Township Engineer. In no case shall the contour interval exceed 100
feet horizontally. Where reasonably practicable, data shall refer
to known, established elevations or to United States Coast and Geodetic
Survey datum. Steep slopes, over 15%, as delineated in the soil survey,
shall be plotted.
(4)
Location and character of existing buildings: the
location, species and size of trees standing alone (over six inches
in caliper measured at breast height); outer limits of tree masses;
the location of quarries, marshland and land subject to inundation;
and other topographical features which may affect the location of
proposed streets or buildings.
(5)
Measured distances from the center line of streets
to buildings, large trees standing alone.
(6)
The depth of the water table, noted on the plan or
in a separate report along with the location of the test borings.
When percolation tests are required, the location of the test holes
shall be indicated.
D.
Proposed street and lot layout.
(1)
The layout of streets, alleys and crosswalks, including
names and widths of cartway and ultimate right-of-way.
(2)
The layout and dimensions of lots and net area.
(3)
A reference to any land to be dedicated for public
use.
(4)
Tentative grades to an existing street or to a point
400 feet beyond the boundaries of the subdivision or development.
(5)
The location and size of sanitary sewers and storm
drains.
(6)
All building setback lines with distances from the
ultimate right-of-way line.
(7)
Indication of any lots in which a use of other than
residential is intended.
(8)
When there are existing buildings located on the land
being subdivided or developed, the buildings that are to be demolished
shall be indicated.
(9)
A statement on the plan shall show the number of acres
being subdivided or developed, the number of lots, the type of buildings,
the character of buildings, linear feet of new streets, linear feet
of streets to be widened and average lot size.
E.
Proposed improvements.
(1)
Tentative cross sections and center-line profiles
for each proposed or widened street shown on preliminary plan, including
profiles for proposed sanitary sewers and storm drains, showing manholes,
inlets and catch basins.
(2)
Preliminary design of any bridges, culverts or other
structures and appurtenances which may be required.
F.
Flood-prone areas. Where the subdivision or land development
lies partially or completely in a flood-prone area or where the subdivision
or land development borders on a flood-prone area, the plan shall
include detailed information identifying the following:
(1)
The location and elevation of existing and proposed
streets, water supply and sanitary facilities, building sites, structures,
soil types and proposed floodproofing measures.
H.
Haul route and responsibility for damage to Township
roads. The applicant shall show on the preliminary plan the designated
haul route to be used for the delivery of all supplies and materials
to the job site. This haul route must be approved by the Township,
and any violations during the course of construction will be considered
to be a violation of this chapter. At the time of the start of construction,
the Township Engineer shall evaluate the Township road system which
is part of the haul route and shall again evaluate the haul route
at the time of acceptance of dedication of the development public
improvements. Any damages caused to the Township roads that are part
of the haul route shall be paid by the applicant to the Township.
The decision of the Township Engineer shall be final with respect
to the damage caused and the estimated cost of repair.
I.
Proposed recreational open space.
(1)
The shape, size and dimensions of all land areas offered
for dedication or proposed to be preserved for active or passive recreational
facilities shall be delineated. The type and nature of all recreational
improvements shall be detailed, including proposed grading, paving,
structures, fences, utilities, landscaping and significant natural
features to be saved.
(2)
The method of dedication to the Township shall be
stated as well as any deed restrictions or easements that may apply.
(3)
Phasing of the construction of recreational facilities,
if proposed, shall be identified.
(4)
Whenever the Board of Supervisors and the applicant
agree to payment of a fee in lieu of otherwise required land dedication,
a note shall be placed on the plan specifying the amount of the fee
and the method used to determine the fee as well as the manner to
be used to secure and pay that amount.
J.
Preliminary landscape plan. A preliminary landscape
plan shall be submitted and, at a minimum, shall contain the following:
(1)
Existing features: the location and character of existing
buildings, mature trees over six inches in caliper standing alone,
outer limits of tree masses and other existing vegetation, the location
of floodplains, wetlands and other natural features which may affect
the location of proposed streets, buildings and landscape plantings.
(2)
Proposed improvements.
(a)
Approximate location of all proposed landscaping
materials required under this article.
(b)
Demarcation of existing vegetation to remain
or to be removed and the means of protecting existing vegetation during
construction.
(c)
Approximate location of proposed buildings,
paving, utilities or other improvements.
A.
Construction improvement plan.
(1)
Drafting standards. The same standards shall be required
for an improvement construction plan as for a preliminary plan, except
that the horizontal scale of the plan and profile shall be 40 feet
to the inch and the vertical scale of the profile shall be four feet
to the inch.
(2)
Information to be shown. The plan shall contain sufficient
information to provide working plans for the construction of the proposed
streets or any portion thereof, including all appurtenances, sewers
and utilities shown on the approved preliminary plan, from one existing
or approved street to another or, in the case of a cul-de-sac, to
its turnaround, and shall include:
(a)
Horizontal plan. The horizontal plan shall show
details of the horizontal layout as follows:
[1]
Information shown on the preliminary plan pertaining
to the street to be constructed.
[2]
The beginning and end of the proposed immediate
construction.
[3]
Stations corresponding to those shown on the
profile.
[4]
The elevation of the curb at tangent points
on horizontal curves at street or alley intersections and at the projected
intersections of the curblines.
[5]
The location and size of sanitary sewers and
lateral connections, with distances between manholes, of water, gas,
electric and other utility pipes or conduits and of storm drains,
inlets and manholes.
[6]
The location, type and size of curbs and widths
of paving.
[7]
The location and species of street shade trees
and location and type of fire hydrants and streetlights.
(b)
Profile. The profile shall be a vertical section
of the street with details of vertical alignment as follows:
[1]
Profiles and elevations of the ground along
the center lines of proposed streets.
[2]
A profile of sanitary sewers with a profile
over the sewer of the present and finished ground surface showing
manhole locations with stations beginning at the lowest manhole.
[3]
A profile of the storm drain showing manhole
locations.
(c)
Cross section. The cross section shall comply
with Township standards and specifications as minimum requirements.
It shall show a typical cross section across the street or alley with
details of grading and construction as follows:
[1]
The ultimate right-of-way width and the location
and width of paving within the ultimate right-of-way.
[2]
The type, depth and crown of paving.
[3]
The type and size of curb.
[4]
When sidewalks are required, grading of sidewalks
area should be carried to the full width of the ultimate right-of-way
and slope cut or fill extended beyond the ultimate right-of-way.
[5]
The location, width, type and depth of sidewalks,
when required.
[6]
Typical location, size and depth of sewers and
utilities.
B.
Record plan.
(1)
Drafting standards. The same standards shall be required
for a record plan as for preliminary plan, and in addition, for recording
purposes the plans shall be placed on sheet sizes of 25 inches by
36 inches inches, 18 inches by 30 inches or 15 inches by 18 inches.
All lettering and lines should be so drawn as to be legible if the
plan should be reduced to half size.
(2)
Information to be shown. The plan, which may constitute
a portion only of an approved preliminary plan, shall show:
(a)
A title, as required for a preliminary plan.
(b)
Courses and distances sufficient for the legal
description of all the lines shown on the plan. The error of closure
shall not be greater than one part in 2,500.
(c)
The names of abutting owners, names, locations,
widths and other dimensions of streets, including center-line courses,
distances and curve data, descriptive data of ultimate right-of-way
lines not parallel with or concentric with a center line and location
tie-ins by courses and distances to the nearest intersections of all
existing, planned and approved streets, alleys and easements, recreational
areas and other public improvements, within the land to be subdivided
or developed.
(d)
All lots are to be deeded to the side of public
ultimate right-of-way so that a single deed may be drawn to the governing
body for the dedication of streets by the subdivider, developer or
builder.
(e)
Evidence that the plans are in conformity with
zoning, building, sanitation and other applicable Township ordinances
and regulations. In any instance where such plans do not conform,
evidence shall be presented that an exception has been officially
authorized.
(f)
The location, material and size of monuments
with reference to them.
(g)
Building setback lines with distances from the
ultimate right-of-way lines.
(h)
Restrictions in the deed affecting the subdivision
or development of the property.
(i)
Recreational facilities.
[1]
The shape, size and dimensions of all land areas
offered for dedication or proposed to be preserved for active or passive
recreational facilities shall be delineated. The type and nature of
all recreational improvements shall be detailed, including proposed
grading, paving, structures, fences, utilities, landscaping and significant
natural features to be saved.
[2]
The method of dedication to the Township shall
be stated, as well as any deed restrictions or easements that may
apply.
[3]
Phasing of the construction of recreational
facilities, if proposed, shall be identified.
[4]
Whenever the Board of Supervisors and applicant
agree to payment of a fee in lieu of otherwise required land dedication,
a note shall be placed on the plan specifying the amount of the fee
and the method used to determine the fee, as well as the manner to
be used to secure and pay that amount.
(3)
Certificates. When approved, the record plan must
show the following acknowledgment as applicable:
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State of Pennsylvania
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County of Montgomery
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On the ____ day of ___________________ 20___,
before me the subscriber, a notary public of the Commonwealth of Pennsylvania,
residing in ___________________________, personally appeared ____________________________
who acknowledged this plan to be the official plan of the highways
and property shown thereon situate in the Township of East Norriton,
Montgomery County, Pennsylvania, and desired that this plan be recorded
according to law.
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Witness my hand and notarial seal the day and
year aforesaid.
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Notary Public
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My commission expires
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Recorded this ____ day of _________________
20___, in the office for the recording of deeds, etc., in and for
the County of Montgomery in Norristown, Pennsylvania, in Plan Book
No. _______, Page _______
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Recorder
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I hereby certify that this plan represents a
survey made by me, that the monuments shown hereon exist as located
and that all dimensional and geodetic details are correct.
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_____
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Dated
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Registered Surveyor
| |
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I hereby certify that _______________________
is the registered owner of the land herein subdivided or developed
and that I do hereby adopt this plan.
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(Title)
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Submitted herewith are a complete set of construction
improvement plans marked sheet ________ through ________ which form
a part of this application, being dated __________ and last revised
_________
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Owner
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Approved by the Board of Supervisors of East
Norriton Township this _____ day of __________________ 20___.
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Chairman
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Secretary
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C.
Minor subdivision final plan and development requirements. Set forth below are requirements and standards to be complied with and shown on final plans for minor subdivisions. All other design criteria provisions set forth in this Chapter 175, Subdivision and Land Development, are not applicable to minor subdivision unless the Board of Supervisors otherwise directs, based upon the unique location and/or physical conditions of the property for which the minor subdivision plan is submitted.
(1)
Drafting standards. The plans shall be drawn at a
scale of one inch equals 50 feet.
(2)
Dimensions shall be set forth in feet and decimal
parts thereof as well as bearings, degrees, minutes and seconds.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
Where any revisions are made or when the plan is a
revision of a previously approved plan, the necessary revisions shall
be shown.
(5)
The plans shall be so prepared and bear an adequate
legend to indicate clearly which features are existing and which are
proposed.
(6)
The boundary of the subdivision shall be shown as
a solid, heavy line.
(7)
The plans shall be on sheet sizes either 24 inches
by 36 inches or 36 inches by 42 inches. All lettering shall be so
drawn as to the legible if the plan were to be reduced to half size.
(8)
The name of the subdivision and/or land development
shall be provided.
(9)
The name and address and telephone number of the owner
of record and the applicant shall be provided.
(10)
The name and address of the engineer and/or
surveyor responsible for the plan shall be provided.
(11)
Tax parcel numbers and deed book with page numbers
of property to be developed, including any deed restrictions to the
property, shall be provided.
(12)
Zoning requirements, including applicable districts,
maximum density permitted, lot size and yard requirements, as well
as any variances or special exceptions granted, shall be provided.
(13)
A location map showing the relation of the site
to adjoining properties and streets within 1,000 feet at a scale of
one inch equals 800 feet.
(14)
North point shall be shown.
(15)
Written and graphic scales, including the scale
of the location map, shall be provided.
(16)
Total acreage of the site shall be provided.
(17)
A complete boundary survey of the property to
be subdivided or developed showing all courses, distances and tie-ins
to the nearest street intersections shall be provided. Such surveys
shall be certified by a registered professional engineer or a registered
professional land surveyor licensed in the Commonwealth of Pennsylvania.
(18)
The location of all existing and proposed property
monuments shall be shown.
(19)
The boundaries of all adjacent properties with
tax parcel numbers and the names of the landowners shall be shown.
(20)
Streets on and adjacent to the site with legal
and ultimate rights-of-way shall be shown.
(21)
The buildable site area shall be shown.
(22)
The layout of the proposed lots, indicating
the exact dimensions, area and uses of the lots, shall be shown.
(23)
Building setback lines, front, rear and side
yard lines shall be shown.
(24)
Rights-of-way and/or existing easements for
all drainage, utilities or other purposes shall be shown.
(25)
Concrete monuments, existing and proposed, shall
be shown.
(26)
The number of units proposed shall be provided.
(27)
Soil types based on maps contained in the soil
survey of Montgomery County, Pennsylvania, United States Department
of Agricultural Soil Conservation Service, as last revised, shall
be provided.
(28)
Contour lines measured at vertical intervals
of five feet shall be shown. Such contours shall be based upon United
States Geological Survey contour mapping.
(29)
Floodplain areas based upon applicable Township
plans of record shall be shown.
(30)
Sedimentation and erosion control pursuant to
the Clean Streams Act and in accordance with standards and specifications
found in the Erosion and Sedimentation Control Handbook available
through the Montgomery County Conservation District shall be shown.
Such erosion and sedimentation control shall be used during the course
of construction for the project to prevent damage to downstream property
owners.
(31)
A copy of all restrictions, covenants, declarations
or other title restrictions and encumbrances, etc., if any, under
which the lots are to be sold shall be provided.
(32)
A development schedule indicating the approximate
date when the construction can be expected to begin and to be completed
shall be provided.
D.
Final landscape plan. A final landscape plan shall
be submitted and, at a minimum, shall contain the following:
(1)
Drafting standards. The same standards shall be required
as for a preliminary plan.
(2)
Information to be shown:
(a)
Plan scale, date, North arrow and location map
with zoning district designations for the site and adjacent properties.
(b)
Location of all existing and proposed buildings
and structures.
(c)
Location of all existing and proposed roads,
parking areas, service areas and other paved areas.
(d)
Location of all outside storage and trash receptacle
areas.
(e)
Sidewalks, berms, fences, walls, freestanding
signs and site lighting.
(f)
Existing and proposed underground and aboveground
utilities, including but not limited to site lighting, transformers,
hydrants, manholes and valve boxes.
(g)
All existing and proposed contours at two-foot
intervals; in order to determine the relationship of planting and
grading, areas with slopes in excess of 3:1 shall be indicated on
the plan.
(h)
Existing mature trees over six inches in caliper,
woodlands and tree masses to remain.
(i)
Existing mature trees over six inches in caliper,
woodlands and tree masses to be removed.
(j)
Location of all proposed landscaping, including
required street trees, stormwater basin landscaping, parking lot landscaping,
property line buffer and site element screen landscaping.
(k)
A planting schedule listing proposed plant material,
species, size, quantity and root condition.
(l)
A schedule showing all landscape requirements
and plantings proposed for each category.
(m)
Planting details, including method of protecting
existing vegetation during construction and planting methods.
(n)
Information in the form of notes or specifications
concerning seeding, sodding, ground cover, mulching and other installation
or maintenance activities.
(o)
A detailed cost estimate shall be submitted
with the public improvement escrow, showing the value of all proposed
landscaping, including all labor, materials and guaranties.
(3)
Certificates. When approved, the landscape plan must
show:
(a)
The signature and seal of the registered landscape
architect, engineer or other qualified person or other qualified person
responsible for preparing the landscape plan and details.
(b)
The signature of the applicant, subdivider,
developer or builder.
(c)
The signatures of the Township Supervisors.
E.
Final plans shall be provided in CADD format on a
PC-compatible 3.5-inch high-density diskette. The diskette shall be
formatted for use with a Microsoft Dos operating system. The file
shall be in a standard DXF format.
A.
A preliminary and final plan of a plat of land development shall be required and shall be presented in conformance with the drafting standards, existing features of the land to be set forth and information to be shown as enumerated in §§ 175-35 and 175-36, including the acknowledgments of this article as they are applicable to land development plans.
B.
In addition, a land development plan shall include
the following:
(1)
All covenants relating to use.
(2)
Man-made features for the use of two or more prospective
occupants.
(3)
The lot size.
(4)
Zoning classification and applicable standards with
which compliance is necessary for granting final approval.
(5)
The type of dwelling.
(6)
The density and/or intensity of use.
(7)
The lot coverage.
(8)
The use of the development.
(9)
The location and placement of accessory structures
and facilities.
(10)
Streets, pedestrianways and parking facilities.
(11)
Common open space.
(12)
Public facilities.
(13)
A site utilization scheme.
(14)
Specifications for required improvements and
changes to be affected upon the existing terrain or existing structures
thereon.
C.
Final plans shall be provided in CADD format on a
PC-compatible 3.5-inch high-density diskette. The diskette shall be
formatted for use with a Microsoft Dos operating system. The file
shall be in a standard DXF format.
