Township of Whitpain, PA Plan Requirements

Sheet size for plans to be recorded shall be 24 inches by 36 inches and no other size. The scale shall be any convenient standard scale as large as practicable to clearly read. No lettering or printing shall be less than 1/10 of an inch in height.

Dimensions shall be in feet and decimals and bearings in degrees, minutes and seconds.

Each sheet shall be numbered to show its relation to the total number of sheets in the plan, as "Sheet No. 1 of 5 sheets." Where there are two or more sheets, a key map on a scale sufficient to show their relationship shall be furnished.

Where the plan is a revised plan, dotted lines shall be used to show the abandoned plan and solid lines the new plan. Revision dates must be indicated.

Existing features of the land. The plan shall set forth:

The location, names and widths of streets and alleys, including existing streets and those shown on the Whitpain Township Street Map; the location and names of railroads; the location of property lines and the names of owners; the names of all subdivisions and land developments immediately adjacent and the names of owners of adjacent acreage; and the location of watercourses, sanitary sewers, storm drains, and similar features within 400 feet of any part of the land to be subdivided or developed.

The names, locations, widths and other dimensions, including center-line courses, distances and curve data, paving widths and 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 and recreational areas within the land to be subdivided or developed.

The contour lines at intervals not to exceed two feet wherever lots abut streets proposed to be laid out through unimproved land. Where the street grade approaches the minimum allowed (see "design standards"), lesser intervals will be required.

The location and character of existing buildings, the location, species and size of large trees standing alone and the location of quarries, marshlands, areas subject to inundation and other topographical features which may affect the location of proposed structures, buildings or other facilities.

Heritage trees as identified in the 2009 Heritage Tree Registry, prepared by the Whitpain Township Shade Tree Commission.

Class I, Historic Resources as identified in Appendix I, Whitpain Township Historic Properties, from the Whitpain Township Zoning Ordinance.[1]

Editor's Note: See Ch. 160, Zoning.

A plan showing woodland and woodland canopy preservation, as defined herein.

[Added 10-17-2017 by Ord. No. 360]

Measured distances from the center line of streets to buildings, large trees standing alone or other control points and the location of all monuments with reference to them.

Floodplain areas. Where the subdivision or land development lies partially or completely in a floodplain or where the subdivision or land development borders on a floodplain, the plan shall include detailed information identifying the following:

Location and elevation of existing and proposed streets, water supply and sanitary facilities, building sites, structures, soil types and proposed floodproofing measures.

Boundaries of the floodplain and the base flood elevation as defined in Article XXV, Floodplain Conservation District, of the Whitpain Township Zoning Ordinance.[2]

Editor's Note: See Ch. 160, Zoning.

Proposed street and lot layout. The plan shall also contain the following information:

A title consisting of the name and address of the developer and the registered engineer; the location and area of the subdivision or development; the date, dates of any revisions, scale and North point; and the elevation based on United States Geological Survey level datum.

The courses and distances of the boundary line survey of the land to be subdivided or developed. The survey shall not have an error of closure greater than one part in 2,500.

The layout of streets, including names and widths of streets and widths of alleys and crosswalks.

The layout and approximate dimensions of lots.

A reference to any land to be dedicated for public use.

Tentative grades to an existing street or to a point 400 feet beyond the boundaries of the subdivision or development.

(7)

Location and size of sanitary sewers and storm drains.

(8)

Building setback lines, with distances from the right-of-way line.

(9)

Indication of any lots in which a use other than residential is intended.

(10)

Locations and elevation of bench marks with elevation based on United States Geological Survey level datum.

§ 129-59 Improvement construction plan.

When required. An improvement construction plan prepared by a registered engineer licensed in the Commonwealth of Pennsylvania is required whenever an improvement is to be constructed or installed. The applicant shall submit 10 paper copies of the improvement construction plan.

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.

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 in the approved preliminary plan, from one existing or approved street to another or, in the case of a cul-de-sac, to its dead end, and shall include:

Horizontal plan. The horizontal plan shall show details of the horizontal layout as follows:

Information shown on the preliminary plan pertaining to the streets to be constructed.

Beginning and end of the proposed immediate construction giving section number and this section in relation to the entire subdivision or development.

Stations corresponding to those shown on the profile, including stations along center lines of all streets, stations of all intersections, of all manholes, inlets and all other public facilities.

Elevations of the curb at tangent points of horizontal curves at street or alley intersections and at the projected intersections of curblines.

Location and size of sanitary sewers and lateral connection with distances between manholes, of water, gas, electric and other utility pipes or conduits, and of storm drains, inlets and manholes.

Location, type and size of curbs and widths of paving.

(g)

Location and species of street shade trees and location of fire hydrants and streetlights.

(h)

Grading plans to be submitted to and approved by the Township Engineer prior to approval of the improvement construction agreement.

Profile. The profile shall be a vertical section of the street with details of vertical alignment as follows:

Center-line profile with elevations of the present ground surface and the proposed finished street shown every 50 feet. All vertical curve data and all controlling elevations at intermittent points must be shown. The percentage of grade shall be indicated on all tangents. Elevation shall be indicated at intervals of 25 feet on vertical curves and at the tangent point of both horizontal and vertical curves.

(Reserved)

A profile of the sanitary sewer with a profile over the sewer of the present and finished ground surface showing manhole locations with stations beginning at the lowest manhole.

A profile of storm drains showing locations of manholes, inlets and all other appurtenances.

Stations corresponding to those shown on the horizontal plan.

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:

Right-of-way width and the location and width of paving within the right-of-way.

Type, thickness and crown of paving.

Type and size of curbing and size of the concrete chair under the joints.

Grading of the sidewalk area should be carried to the full width of the right-of-way and slopes of cut or fill extended beyond the right-of-way.

Location, width, type and thickness of sidewalks.

Typical location, size and depths of sewers and utilities.

Certificates. An approved improvement construction plan shall contain:

The signature of the developer certifying his adoption of the plan.

The signature of the Township Engineer approving the plan.

Reference to the record plan title, date and revision date.

Where capped sewers are required, a certification of the improvement construction plan will be made to that effect and call attention to the profile which shows the sewer and accompanies the plan. The certification shall read as follows: "Capped sewers required. See profile No. _________ Date ______________."

The signature and seal of the registered engineer who prepared the plan.

Cross section. Cross sections shall be detailed every 50 feet along proposed streets and along widened sections of existing streets. Cross sections shall show the following data:

Entire area within the right-of-way.

Area from the right-of-way line to the building line.

Existing ground elevations.

Proposed finished elevation of the center line of the street, the top of the curb, the right-of-way line and the building line.

Details of the sidewalk, curbs, street paving, drainage and utilities.

Tabulation of the cut and/or fill in cubic yards.

§ 129-60 Final plans for minor subdivisions.

The purpose of the minor subdivision is to provide an expeditious means of subdivision approval for the annexation of land between existing lots and the adjustment or relocation of one existing boundary line between two adjacent lots or the shifting of boundary lines to increase the area of an existing lot; provided, however, that the lot line change results in the same number of or fewer lots than existed prior to the lot line change; and, provided that all provisions of this chapter and the Zoning Ordinance (Chapter 160) are met. Minor plans may be submitted and processed only for lot line adjustments, simple conveyances, minor subdivisions and minor land developments as characterized in this article, in accordance with the standards and requirements in this section.

Standards for qualification as a minor plan submission.

Lot line adjustment.

A proposal between two abutting, existing, legally approved and recorded lots.

A common lot line is proposed to be adjusted in terms of configuration.

The land area of each lot may be different after adjustment, but the total area of the two lots will be unchanged.

No alteration will occur to the perimeter boundary lines of the two lots.

Neither lot shall violate the applicable dimensional requirements of the Zoning Ordinance[1] as a result of the lot line adjustment.

Editor's Note: See Ch. 160, Zoning.

Possible reasons for lot line adjustments include, but are not necessarily limited to:

Correcting errors regarding locations of existing improvements (e.g., if the driveway of Lot No. 1 is located on Lot No. 2).

Relating the line to definitive, physical characteristics (e.g., to adjust the line to run along an existing hedgerow).

Preferences of the landowners involved.

Annexation.

A proposal between two abutting, existing, legally approved and recorded lots.

A portion of one lot is being divided off to be conveyed to the owner of the abutting lot.

The land area of each lot will be different after conveyance, but the total lot area of the two lots will be unchanged.

The lot from which the land is being conveyed must be suitable in terms of the applicable dimensional requirements of the Zoning Ordinance[2] so that, after conveyance, it will remain in compliance with those requirements.

Editor's Note: See Ch. 160, Zoning.

The land area being conveyed need not satisfy any of the dimensional requirements applicable to lotting in the district in which it is located, nor the street frontage requirements of the Zoning Ordinance, provided that it shall be deed restricted to the extent that it may not be transferred independently, but must be transferred together with the lot to which it is being functionally added by the process of simple conveyance.

Minor subdivision.

A subdivision proposal which would divide one existing lot into two lots, both of which will comply with the applicable dimensional, requirements of the Zoning Ordinance district in which the existing lot is located.

The existing lot has sufficient frontage on an existing, improved public street to satisfy the applicable Township requirements for lot frontage and access to a public street for both proposed lots.

The subdivision will not require new street construction, street improvements or the extension of existing public utility lines.

The proposal will not involve significant stormwater and/or erosion control issues, as determined by the Township Engineer.

Disqualification. The Board of Supervisors may require standard preliminary plan submission in place of a minor plan when conditions warrant it on the advice of the Township staff.

Submission requirements.

Drafting standards.

Plans shall be drawn on sheets 24 inches by 36 inches. All sheets comprising a submission shall be one size. Sheets shall be large enough to clearly show all required features but at a scale not less than one inch equals 100 feet. The plan shall be clear and legible white paper print.

Plans shall also be delivered to the Township on electronic media in a software format as established by the Board.

The boundary of the site shall be shown as a solid heavy line.

The submission shall include a copy of a site plan for all properties involved in the proposed minor subdivision. This plan shall be on a single sheet at an appropriate scale that will fit the maximum sheet size submitted.

Dimensions shall be in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

(g)

Where any revision is made or when the plan is a revision of a previously approved plan, notations of revisions shall be numbered, described and dated.

(h)

The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed and a description of the symbols used.

(i)

Property lines shall be drawn and labeled in conformance with accepted surveying and civil engineering practices, including dimensions shown in feet and decimals and bearings shown in degrees, minutes and seconds.

Basic information to be shown on the plan.

The name, address and phone number of the applicant.

The name, address, and phone number of any other property owner involved in the proposal.

The name, address, phone number and professional seal of the individual that prepared the plan.

Date of the preparation of the plan and a descriptive list of revisions to the plan, and the revision dates.

North point and graphic and written scale.

Location plan showing the relationship of the subject tract to the surrounding street network and major physical features. The location plan shall be at a scale of not less than one inch equals 800 feet.

(g)

Entire boundary lines of all lots involved in the proposal, with bearings and distances and lot areas. Boundary lines shall be established by field survey and shall be shown as solid heavy, lines. The date of and by whom the survey was performed shall be indicated on the plan.

(h)

A list of the basic dimensional requirements of the applicable zoning districts.

(i)

Legend sufficient to indicate clearly between existing and proposed conditions.

(j)

Notes sufficient to describe what is being proposed and which land areas to be transferred as a result of the proposal.

(k)

Zoning standards, required and proposed, including:

Applicable district.

Maximum density, if applicable.

Lot area and yard requirements.

[4]

Maximum building coverage and impervious service ratio.

[5]

Any variances, conditional uses, or special exceptions granted.

(l)

Streets on and adjacent to the site with legal and ultimate rights-of-way.

(m)

All existing buildings (and the uses contained therein), driveways, wells, sewer systems, utility easements, etc.

(n)

Monuments, existing and proposed.

Existing and proposed features to be shown on the plan.

For lot line adjustments:

The lot line proposed to be adjusted, as it currently exists, shown as a dashed line labeled "lot line to be removed."

The lot line as it is proposed to be after adjustment, drawn using a solid heavy line and labeled "proposed new lot line."

Any existing physical features of the site which are involved in the decision to adjust the line.

[4]

Any existing and/or proposed features which will be directly affected by lot line adjustment.

For simple conveyances:

The land area to be conveyed, drawn in a manner which makes it readily identifiable.

[a]

The lot lines defining this area shall be drawn using the standard lot line delineation at a heavier line weight than the other lot lines.

[b]

This area shall be labeled "this area to be conveyed to (name) and is not a separate building lot."

The area of the parcel being conveyed.

The areas of the previously existing lots and their areas following conveyance.

[4]

Any existing and/or proposed site features which will be directly affected by the conveyance.

For minor subdivisions:

Existing features:

[a]

Streets bordering or crossing the tract, showing names, rights-of-way and cartway widths, and surface conditions.

[b]

Locations of all storm sewer lines, sanitary sewer lines, water supply lines and any other underground utility lines.

[c]

Location of all watercourses and limits of any floodplain and flood-prone areas as defined in the Zoning Ordinance.

[d]

Contours of the newly created lot shall be established by field surveyor aerial photography at vertical intervals of two feet for land with an average slope of 4% or less; vertical intervals of five feet for more steeply sloping land.

[e]

Location and description of existing buildings and other structures, labeled "to remain" or "to be removed" as applicable and location and description of existing buildings and other structures less than 50 feet beyond the tract boundaries.

[f]

Outer limits of trees masses.

[g]

Locations of any natural or man-made feature which may affect the developability of the land, including, but not limited to, those features identified under § 129-20 and § 129-58C of this chapter, which are located within the property and up to 100 feet beyond the tract boundaries.

[h]

Location, type and ownership of major utilities, such as pipelines and electric transmission lines, both above and below ground, with notes describing:

[i]

Easement of right-of-way dimensions.

[ii]

Additional setback or development restrictions imposed by the utility company.

[iii]

Specific type of product using pipelines.

Proposed features:

[a]

Layout and dimensions of both lots, including net lot areas and ultimate rights-of-way.

[b]

All building setback lines.

[c]

Locations of on-site water supply and sewage disposal, if applicable.

[d]

For minor subdivision involving public sewer, the applicant shall submit a sewer planning module to the Township and Authority at the time of initial plan submission.

§ 129-61 Record plan.

When required. A record plan prepared by a registered engineer or registered land surveyor licensed in the Commonwealth of Pennsylvania is required whenever a subdivision or a land development abuts existing streets or streets proposed to be laid out through unimproved land. The applicant shall submit 10 paper copies of the record plan.

Drafting standards. The same standards shall be required for a record plan as for a preliminary plan, except that the tracing from which prints are made shall be entirely in ink on linen.

Information to be shown. The plan, which may constitute a portion only of an approved preliminary plan, shall show:

A title, as required for a preliminary plan.

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.

Names of abutting owners, names, locations, widths and other dimensions of streets, including center-line courses, distances and curve data, descriptive data of right-of-way lines not parallel to 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.

Location, material and size of monuments and pins, with references to them.

Building setback lines with distances from the right-of-way line.

The layout and dimensions of lots.

(7)

A formal notation as to streets, parks and other public improvements offered for dedication to the Township.

Certificates. An approved record plan shall contain:

The signature of the registered engineer or registered land surveyor, certifying that the plan represents a survey made by him, that the monuments shown thereon exist as located and that all dimensional details are correct.

The signature of the owner certifying his approval of the plan.

The signature of the Township Engineer certifying that the improvements have been constructed or guaranteed.

The signature of an officer of the Planning Commission certifying approval by the Planning Commission of the plan.

Acknowledgment by the owner.

List of dedications.

(7)

The signature of the Township Secretary and Chairman certifying that the Board of Supervisors approved the plan on the date shown.

(8)

Certification by the developer that profiles and cross sections are made a part of the plan.

(9)

The following legend: Recorded this _________ day of ___________________ 20 ____ in the Office for the Recording of Deeds, etc., in and for the County of Montgomery of Norristown, Pennsylvania in Plan File Case _______ D.B. No __________ Page ______________.

§ 129-62 Final plan.

When required. A final plan is required for all subdivisions and land developments proposed within the Township. A plan showing all information required for a final plan, which has been submitted as a preliminary plan and for which no charges have been required by the Township may be approved as a final plan.

Contents. A final plan shall consist of two parts:

An improvement construction plan.