The standards, requirements, and procedures
contained in this article shall govern the submission and processing
of all applications for subdivisions and/or land developments in the
Township.
All applications for subdivision and/or land
development shall be classified as tentative sketch plans, preliminary
plans, final plans, or minor plans, as further regulated herein.
A.
Tentative sketch plans.
(2)
Required. Applicants are required to submit tentative
sketch plans as a part of the preliminary plan submission where only
a portion of a property is proposed as a currently active proposal.
The tentative sketch plan shall show how the remainder of the tract
not being immediately proposed for development will fit logically
into the overall plan for the entire site.
B.
Preliminary plans. A preliminary plan is required to be submitted for all proposals for subdivision and/or land development, except for those which qualify as minor plans, in accordance with the requirements of § 145-13, Preliminary plan submission requirements, and § 145-14, Preliminary plan submission and review procedure.
C.
Final plans. A final plan is required to be submitted for all proposals for subdivision and/or land development, except for those which qualify as minor plans, in accordance with the requirements of § 145-15, Final plan submission requirements, and § 145-16, Final plan submission and review procedure.
A.
Purposes. The purposes served by a tentative sketch
plan are as follows:
(1)
To inform the Township of an applicant's intent to
subdivide and/or develop a property, and graphically show the concepts
and extent of the proposal.
(3)
To show how a tract of land may be further subdivided or developed in cases where only a portion of a property is currently under an active proposal, as required in § 145-10A(2) herein.
(a)
This plan shall show a logical and efficient
pattern of roads, lots, and/or buildings, as appropriate for the type
of plan proposed, and shall not be acceptable if it proposes lotting
or development which is obviously impractical or questionable for
reasons of floodplains, steep slopes, relationships to other properties,
or other site planning constraints.
(b)
This plan shall be shown on the preliminary
plan for the subject site in the form of a reduced-scale inset drawing,
although larger scale drawings are encouraged for review and discussion
purposes.
(c)
This plan shall have no legal standing with
regard to future plan approvals but shall be considered as a guide
for future development.
B.
It is to the applicant's advantage to show as much
of the requested information as possible. Although the Township Planning
Commission will discuss any plan presented, a lack of significant
information may result in little useful guidance to the applicant.
C.
Tentative sketch plan information. A tentative sketch
plan should be drawn legibly and to scale, but it need not be a precisely
surveyed or engineered plan, and it should show the following information:
(1)
The entire tract boundary and total acreage.
(2)
Existing and proposed streets, lots, and buildings.
(3)
Approximate building envelopes.
(4)
Significant physical features such as floodplains,
steep slopes, woodlands, existing structures and known wetlands.
(5)
Contour lines at five- to ten-foot intervals, based
on U.S.G.S. datum.
(6)
Approximate locations for stormwater control basins,
if necessary.
(7)
Location plan showing the relationship of the subject
tract to the surrounding road network and major physical features.
(8)
North point and scale.
(9)
Name and address of the owner.
(10)
Name and address of the engineer, surveyor or
architect, if applicable.
(11)
Any additional information which the applicant
believes will help explain the proposal.
This review procedure is intended to facilitate
a cooperative effort between the Township and the applicant to resolve
significant subdivision and/or land development issues prior to the
preparation of preliminary plans.
A.
The applicant shall make a request to the Township
Manager/Secretary to be scheduled on the meeting agenda of the Township
Planning Commission for an informal discussion of the tentative sketch
plan.
B.
The applicant or his/her representatives shall appear
as scheduled at the meeting to explain the plan and to discuss the
issues identified by the Planning Commission. The applicant should
be prepared to discuss significant issues including, but not limited
to:
C.
The Township Planning Commission may make suggestions
and recommendations to the applicant during the meeting at which the
plan is discussed. These need not be presented in writing to the applicant;
however, they should be summarized in the minutes of the Township
Planning Commission for reference.
(1)
Directives regarding noncompliance with Township ordinance
requirements and/or planning policies must be implemented by the applicant
in the form of plan revisions.
(2)
Recommendations and suggestions in the form of preferences
or alternatives should be seriously evaluated by the applicant prior
to further plan processing.
D.
If a proposal is large or complex, the Township Planning
Commission may defer completing its comments and recommendations until
it has consulted its technical advisors. However, the Planning Commission
will try to expedite this informal review process.
E.
Applicants may present alternative tentative sketch
plans at one meeting or may present alternatives at subsequent meetings,
provided that appropriate agenda time has been scheduled in advance.
F.
When the Township and applicant have resolved the
major concepts involved in the proposal, the applicant should proceed
to preliminary plan submission.
This section contains the requirements for preliminary
plans for subdivisions and/or land developments in terms of drafting
standards, basic information, existing features, and proposed features,
and is written in a checklist format.
A.
Checklist format. This section or copies of it may
be used as a checklist by the applicant and/or the municipality to
ensure completeness of plan submissions. The following standard responses
should be marked for each required item:
(1)
A check mark means the required item has been satisfactorily
provided for plan submission purposes. It does not signify compliance
with any other requirement of this chapter.
(2)
"X" means the required item has been omitted or is
incorrectly or inadequately represented on the plan. These items must
be added to the plan in order to qualify the plan for submission.
(3)
"NA" means the required item is not applicable to
the subject plan, and need not be shown. This response is intended
for features which are not found on the subject site, not proposed
as part of the improvements or which specify more detail than is necessary
for review of the plan. The governing body shall have final authority
to determine whether or not the "NA" response is appropriate in any
particular case.
B.
Drafting standards. Plans shall be professionally
prepared in compliance with the following:
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|
(1)
|
The plan shall be drawn to a standard engineering
scale not exceeding 100 feet to the inch.
| ||
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|
(2)
|
Sheet size shall be 15 inches by 18 inches,
18 inches by 30 inches, or 24 inches by 36 inches, appropriately related
to the scale of the drawing.
| ||
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(3)
|
All sheets shall be the same size, and be numbered
relative to the total number of sheets (i.e., 1 of 5, etc.).
| ||
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|
(4)
|
(a)
|
Where two or more sheets are needed to show
the entire tract, a reduced scale key plan shall be provided to show
how the sheets fit together.
| |
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|
(b)
|
A reduced scale plan of the entire site at a
scale greater than 100 feet to the inch may be required in cases where
it would facilitate the review and approval process. Applicants are
encouraged to submit such plans in cases where they are not required.
| ||
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|
(5)
|
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.
| ||
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|
(a)
|
Tract boundary lines shall be the heaviest property
lines.
| ||
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(b)
|
Proposed lot lines shall be the next heaviest.
| ||
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|
(c)
|
Possible future lots, if shown, shall be the
lightest line weight, and may be shown as dashed lines.
|
C.
Basic information. All preliminary plans shall show
the following basic information:
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|
(1)
|
Name of the subdivision or land development.
| ||
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|
(2)
|
Name and address of applicant.
| ||
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|
(3)
|
Name and address of the firm which prepared
the plan and professional seal of the individual certifying its accuracy
and compliance with applicable standards.
| ||
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|
(4)
|
Date of preparation of the plan and a descriptive
list of revisions to the plan, and the revision dates.
| ||
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(5)
|
North point and scale.
| ||
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|
(6)
|
Location plan showing the relationship of the
subject tract to the surrounding road network and major physical features.
| ||
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|
(7)
|
The entire tract boundary with bearings and
distances and total tract acreage.
| ||
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|
(8)
|
A list of the basic dimensional and intensity
requirements of the applicable zoning district, compared to the applicant's
proposal.
| ||
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|
(9)
|
Zoning classification(s) of all lands abutting
the proposal.
| ||
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(10)
|
Names of all current owners of immediately adjacent
lands.
| ||
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|
(11)
|
A statement showing:
| ||
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|
(a)
|
Number of acres under proposal.
| ||
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|
(b)
|
Number of lots and/or dwelling units, or gross
leasable area.
| ||
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|
(c)
|
Linear feet of new streets.
| ||
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|
(d)
|
Linear feet of streets to be widened.
| ||
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(12)
|
Description of variances or special exceptions
and the dates they were granted, if any.
| ||
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(13)
|
Description of any deed restrictions or other
covenants affecting development of the tract.
| ||
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(14)
|
The requirements of any other local ordinance
which may affect the proposal.
| ||
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|
(15)
|
Legend sufficient to indicate clearly between
existing and proposed conditions.
| ||
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(16)
|
Name and address of the owner of record.
| ||
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(17)
|
Tax block and unit number of all parcels involved.
| ||
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(18)
|
Deed book and page numbers for all parcels involved.
| ||
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(19)
|
Calculated developable area of the parcel(s)
involved and calculated buildable area of each proposed lot.
[Added 4-6-2004 by Ord. No. 04-02] |
D.
Existing features. Within the tract proposed for subdivision
and/or land development, and within 100 feet of the tract boundaries,
the following information shall be shown on the preliminary plan:
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|
(1)
|
Streets bordering or crossing the tract, including:
| |||
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|
(a)
|
Locations.
| |||
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|
(b)
|
Names.
| |||
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(c)
|
Rights-of-way.
| |||
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[1]
|
Legal.
| |||
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[2]
|
Ultimate.
| |||
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(d)
|
Cartway widths.
| |||
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(e)
|
Surface conditions.
| |||
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(2)
|
Sanitary sewers, including:
| |||
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|
(a)
|
Pipe locations.
| |||
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|
(b)
|
Pipe sizes and materials.
| |||
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|
(c)
|
Direction of flow.
| |||
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|
(d)
|
Gradient of flow.
| |||
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(e)
|
Manholes.
| |||
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(f)
|
Invert elevations.
| |||
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(3)
|
Storm sewers, including:
| |||
___
|
(a)
|
Pipe locations.
| |||
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|
(b)
|
Pipe sizes and materials.
| |||
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|
(c)
|
Direction of flow.
| |||
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(d)
|
Gradient of flow.
| |||
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(e)
|
Inlets, catchbasins, and manholes.
| |||
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|
(f)
|
Invert elevations.
| |||
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(4)
|
Other existing stormwater and/or erosion control
facilities, including:
| |||
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|
(a)
|
Basins.
| |||
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|
(b)
|
Swales.
| |||
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|
(c)
|
Diffusion devices.
| |||
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(d)
|
Velocity controls.
| |||
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(e)
|
Related technical data for those facilities.
| |||
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(5)
|
Water-related features, including:
| |||
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|
(a)
|
Lakes and ponds.
| |||
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|
(b)
|
Wetlands.
| |||
___
|
(c)
|
Watercourses and springs.
| |||
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|
(d)
|
Flood-prone or floodplain areas including data
from FEMA studies, supporting hydrologic and hydraulic data for one-hundred-year
flood limits, and/or Montgomery County Soil Survey when applicable,
as determined appropriate by the Township Engineer for the watercourse(s)
affecting the site.
| |||
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(6)
|
Other natural features, including:
| |||
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(a)
|
Location, size, species, and condition of trees
six inches in diameter or greater, when standing alone or in small
groups.
| |||
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|
(b)
|
Outer limits of tree masses and a general description
of their types, sizes, and conditions.
| |||
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|
(c)
|
Locations and limits of natural features which
may affect the locations of proposed streets or buildings, including:
| |||
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|
[1]
|
Rock outcroppings.
| |||
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[2]
|
Quarries.
| |||
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[3]
|
Ravines.
| |||
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[4]
|
Sink holes.
| |||
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(7)
|
Soil types, including:
| |||
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|
(a)
|
Mapped limits;
| |||
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|
(b)
|
Names;
| |||
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(c)
|
Significant limitations, such as high water
table or shallow bedrock.
| |||
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(8)
|
Slope information including:
| |||
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|
(a)
|
Contours at a vertical interval of two feet,
accurately drawn from photogrammetric or on-site survey data.
| |||
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|
(b)
|
Areas with slopes of 15% or greater, as determined
from the contours shown on the plan.
| |||
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(9)
|
Other man-made features, including:
| |||
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|
(a)
|
Location, size, character, and configuration
of existing buildings, labeled "To Remain" or "To Be Removed," as
applicable.
| |||
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|
(b)
|
Location and description of existing buildings
and other structures less than 50 feet beyond the tract boundaries.
| |||
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|
(c)
|
Location, type, and ownership of utilities,
both above and below ground, with notes to describe:
| |||
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|
[1]
|
Easement or right-of-way dimensions.
| |||
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|
[2]
|
Additional setback or development restrictions
imposed by the utility company.
| |||
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[3]
|
Specific type of product traveling through pipelines.
| |||
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(10)
|
The Township Board of Supervisors or Planning Commission may, at its discretion, require the applicant to show any of the above features [(1) through (9)] surrounding the proposed tract beyond the 100 feet of tract boundaries stated in this Subsection D, and up to 400 feet of the tract boundaries.
|
E.
Proposed features. Within the tract proposed for subdivision
and/or land development, the following information shall be shown
on the preliminary plan:
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|
(1)
|
Subdivision and/or land development layout:
| ||||
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|
(a)
|
Proposed streets, alleys, driveways, and parking
areas, including:
| ||||
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|
[1]
|
Names or other identification;
| ||||
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|
[2]
|
All right-of-way widths and lines;
| ||||
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|
[3]
|
Cartway widths;
| ||||
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|
[4]
|
Center-line courses, distances, and curve data;
| ||||
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|
[5]
|
Curblines;
| ||||
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|
[6]
|
Radii at intersections;
| ||||
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|
[7]
|
Street location tie-ins by courses and distances;
| ||||
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|
[8]
|
Capacity of parking areas;
| ||||
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|
[9]
|
Sight distance at proposed intersections with
existing streets.
| ||||
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|
(b)
|
Layout and dimensions of all lots, including
the net lot area.
| ||||
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|
(c)
|
All building setback lines.
| ||||
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|
(d)
|
All parking setback lines, where applicable.
| ||||
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|
(e)
|
Proposed sidewalk or other walkway locations.
| ||||
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(f)
|
Proposed buildings in land developments, including:
| ||||
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|
[1]
|
Locations;
| ||||
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|
[2]
|
Configurations;
| ||||
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|
[3]
|
Sizes (ground level floor area, total floor
area, and height);
| ||||
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|
[4]
|
Total building coverage (square feet and percentage
of site);
| ||||
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|
[5]
|
Locations and types of accessory structures;
| ||||
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|
[6]
|
Ground floor elevations.
| ||||
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(g)
|
Common use areas, including:
| ||||
___
|
[1]
|
Open space areas:
| ||||
___
|
[a]
|
Locations;
| ||||
___
|
[b]
|
Configurations;
| ||||
___
|
[c]
|
Size.
| ||||
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|
[2]
|
Recreation facilities:
| ||||
___
|
[a]
|
Locations;
| ||||
___
|
[b]
|
Types of facilities.
| ||||
___
|
[3]
|
Parking, driveway, or road areas when privately
owned for common use.
| ||||
___
|
[4]
|
Notes regarding offers of dedication or retention
in private ownership, as applicable.
| ||||
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(h)
|
Areas for future uses, including:
| ||||
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|
[1]
|
Road extensions;
| ||||
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|
[2]
|
Stormwater management facilities;
| ||||
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|
[3]
| |||||
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[4]
|
Explanatory notes for such future uses.
| ||||
___
|
(i)
|
Proposed landscaping:
| ||||
___
|
[1]
|
Location of proposed landscaping shown on the
plan in conjunction with proposed grading, building, and utility layout.
Should include:
| ||||
___
|
[a]
|
Street trees;
| ||||
___
|
[b]
|
Planting screens;
| ||||
___
|
[c]
|
Buffer areas; and
| ||||
___
|
[d]
|
Other related landscape features such as mounding
and water features.
| ||||
___
|
[2]
|
Plant schedule listing:
| ||||
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|
[a]
|
Plant species;
| ||||
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|
[b]
|
Size at planting;
| ||||
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|
[c]
|
Quantities;
| ||||
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|
[d]
|
Compliance with ordinance requirements.
| ||||
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(2)
|
Grading, drainage, and utilities. The following
information for the facilities as proposed shall be shown on the preliminary
plan:
| ||||
___
|
(a)
|
Proposed contours for the entire site at the
contour interval of the plan.
| ||||
___
|
(b)
|
Approximate limits of site disturbance, including
a clear delineation of existing vegetation including trees over six
inches in caliper, tree masses, hedgerows, wooded areas, scrub growth,
meadow, and actively farmed land:
| ||||
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|
[1]
|
To be removed;
| ||||
___
|
[2]
|
To be preserved.
| ||||
___
|
(c)
|
Stormwater management and erosion control and
sedimentation facilities, including:
| ||||
___
|
[1]
|
Basins;
| ||||
___
|
[2]
|
Swales;
| ||||
___
|
[3]
|
Filtration devices;
| ||||
___
|
[4]
|
Velocity controls;
| ||||
___
|
[5]
|
Pipe locations;
| ||||
___
|
[6]
|
Pipe sizes and materials;
| ||||
___
|
[7]
|
Direction of flow;
| ||||
___
|
[8]
|
Gradient of flow;
| ||||
___
|
[9]
|
Inlets, catch basins, and manholes;
| ||||
___
|
[10]
|
Invert elevations;
| ||||
___
|
[11]
|
Design calculations for these facilities shall
be submitted in report form with a note on the plan referencing the
report;
| ||||
___
|
[12]
|
A note on the plan indicating that new property
owners shall be responsible for the perpetual maintenance of on-site
stormwater management facilities. Maintenance of such facilities shall
be consistent with accepted practice as determined by the Township
Engineer.
| ||||
___
|
(d)
|
Sewage disposal facilities, including:
| ||||
___
|
[1]
|
Sanitary sewer line locations clearly identified
as gravity flow or force mains;
| ||||
___
|
[2]
|
Pipe sizes and materials;
| ||||
___
|
[3]
|
Direction of flow;
| ||||
___
|
[4]
|
Gradient of flow;
| ||||
___
|
[5]
|
Manholes;
| ||||
___
|
[6]
|
Invert elevations;
| ||||
___
|
[7]
|
Pumping stations;
| ||||
___
|
[8]
|
Approved on-site disposal locations;
| ||||
___
|
[9]
|
Package treatment plant locations.
| ||||
___
|
(e)
|
Water supply facilities, including:
| ||||
___
|
[1]
|
Central water supply lines;
| ||||
___
|
[2]
|
Pipe sizes and materials;
| ||||
___
|
[3]
|
Fire hydrant locations;
| ||||
___
|
[4]
|
Well locations when on lot including the one-hundred-foot
radius clear zone separating wells from sewage disposal locations
with appropriate notation.
| ||||
___
|
(f)
|
Finished floor elevations of proposed buildings.
| ||||
___
|
(3)
|
Cross sections, profiles, structural designs.
The following shall be provided:
| ||||
___
|
(a)
|
Cross section and center-line profile for each
proposed or widened cartway, driveway, or parking area shown on the
preliminary plan, including:
| ||||
___
|
[1]
|
Road center-line grades and vertical curvature
including road center-line elevations shown at horizontal intervals
curves of 25 feet along vertical curves and 50 feet for straight grades;
| ||||
___
|
[2]
|
Profiles for sanitary sewers, water mains, storm
drains, including locations of manholes, inlets, and catch basins.
| ||||
___
|
(b)
|
Preliminary design of any bridges, culverts,
or other structures and appurtenances which may be required.
|
The procedure contained in this section shall
regulate the submission and review of preliminary plans for subdivision
and land development.
A.
Four printed copies and one electronic copy of the preliminary plan
shall be submitted to the Township Secretary or Zoning Officer, in
person by the applicant or applicant's agent, at the Township Office
during normal Township business hours.
[Amended 11-7-2018 by Ord. No. 18-04]
C.
The Township Secretary or Zoning Officer will conduct a cursory review
of the application, administrative forms, and preliminary plans, to
ensure that the submission appears to be complete, and will then stamp
the plans with the plan submission date.
[Amended 11-7-2018 by Ord. No. 18-04]
D.
The Township Secretary shall distribute copies of the plan to the
following for review and recommendations:
[Amended 11-7-2018 by Ord. No. 18-04]
E.
The application for approval of the preliminary plan
shall be placed on the agenda of the next regularly scheduled meeting
of the Township Planning Commission following the plan submission
date.
F.
Upon completion of its review of the preliminary plan,
which should include consideration of the timely recommendations of
the Township Engineer, Montgomery County Planning Commission, and
other technical advisors when requested, the Township Planning Commission
shall communicate its recommendations to the Board of Supervisors.
G.
The Board of Supervisors shall have a ninety-day time
period to act on the plan unless the applicant has agreed in writing
to an extension of the time period.
(1)
The ninety-day time period shall be measured from
the date of the next regularly scheduled Township Planning Commission
meeting following the plan submission date.
(2)
If the next regularly scheduled Township Planning
Commission meeting occurs more than 30 days following the plan submission
date, then the ninety-day time period shall be measured from the 30th
day following the plan submission date.
(3)
If an extension of the ninety-day time period is applied,
it shall be measured from the expiration of the original ninety-day
period. A time extension shall postpone the deadline and effects of
the ninety-day time period for the additional number of days agreed
to in writing.
H.
The Board of Supervisors shall consider the preliminary
plan application at one or more of its public meetings during the
ninety-day time period, and/or extension thereof if applicable, and
shall render a decision on the plan following receipt of the recommendations
of the Township Planning Commission, Township Engineer, Montgomery
County Planning Commission, and/or other technical advisors as requested.
(1)
Provided, in accordance with the Pennsylvania Municipalities
Planning Code,[1] that the Board of Supervisors shall not approve an application
until the Montgomery County Planning Commission report of its recommendations
is received, or until the expiration of 30 days from the date the
application was received at the county.
[1]
Editor's Note: See 53 P.S. § 10101
et seq.
(2)
In accordance with the policies of the Montgomery
County Planning Commission, the date the application was forwarded
to the county shall be considered to be:
I.
Procedure following the Board of Supervisors' decision.
When the Board of Supervisors makes a decision on a preliminary plan,
one of the following procedures will be followed, depending on the
type of decision:
(1)
Denial. If the Board denies approval of a preliminary
plan in terms as filed by the applicant, then the written notification
to the applicant shall specify the defects found in the application
and describe the requirements which have not been met, and shall cite
the provisions of the statute or ordinance relied upon.
(2)
Approval. If the Board approves a preliminary plan,
in terms as filed by the applicant, then the Township Secretary will
so certify thereon, and two copies of the approved plan will be forwarded
to the applicant. The applicant shall then submit two paper copies
of the approved plan for Township seal and signature.
(3)
Approval subject to conditions.
(a)
If the Board approves a preliminary plan subject
to specific conditions, then those conditions shall be accepted in
writing by the applicant; otherwise the plan shall be denied approval.
Therefore, the written notification to the applicant shall:
[1]
Specify the conditions of approval and request
the applicant's written agreement to the conditions.
[2]
State that the application will be denied if
the applicant does not agree to the conditions, and specify the defects
found in the application, describe the requirements which have not
been met, and cite the provisions of the statute or ordinance relied
upon for denial of the plan.
[3]
State that the plan approval shall be rescinded
automatically upon the applicant's failure to accept or reject the
conditions within 30 days following the decision by the Board of Supervisors
to grant conditional approval.
(b)
Following submission of written agreement to
the conditions specified by the Board, the applicant shall submit
two paper copies of the preliminary plan, which show compliance with
the conditions, by plan revision or notation, for Township seal and
signatures.
(4)
Written notification of the Board of Supervisors'
decision shall be communicated to the applicant personally or be mailed
to the applicant's last known address not later than 15 days following
the decision.
J.
Effective period of approval. Approval will be effective
indefinitely from the date of preliminary plan approval. Changes to
ordinances may affect plan approvals after five years from the date
of preliminary plan approval, except as follows:
(1)
No subsequent change or amendment in the zoning, subdivision,
or other governing ordinance or plan shall be applied to affect adversely
the right of the applicant to commence and to complete any aspect
of the approved development in accordance with the terms of approval
within that five-year period.
(2)
In the case where preliminary and final plan approval
are concurrent, the five-year period shall be measured from the date
of that concurrent approval.
(3)
In the case of a preliminary plan calling for the
installation of improvements beyond the five-year period, a schedule
shall be filed by the applicant with the preliminary plan delineating
all proposed sections as well as deadlines within which applications
for final plan approval of each section are intended to be filed.
(a)
Such schedule shall be updated annually by the
applicant on or before the anniversary of the preliminary plan approval,
until final plan approval has been granted to the final section.
(b)
Any modification in the aforesaid schedule shall
be subject to approval of the Board of Supervisors in its discretion.
(c)
Each section in any residential subdivision
or land development, except for the last section, shall contain a
minimum of 25% of the total number of dwelling units as shown on the
preliminary plan, unless a lesser percentage is approved by the Board
of Supervisors in its discretion.
(d)
For any section or sections, beyond the initial section, in which the required improvements have not been substantially completed within the initial five-year period, the protections of this Subsection J, above, shall also apply to each subsequent section for an additional term of three years from the date of final plan approval of each section.
A.
All final plans for subdivisions and/or land developments
shall consist of two basic parts, the improvements construction plan
and the record plan, and shall comply with the requirements of this
section.
B.
Checklist format. This section or copies of it may
be used as a checklist by the applicant and/or the municipality to
ensure completeness of plan submissions. The following standard responses
should be marked for each required item:[1]
(1)
A check mark means the required item has been satisfactorily
provided for plan submission purposes. It does not signify compliance
with any other requirement of this chapter.
(2)
"X" means the required item has been omitted or is
incorrectly or inadequately represented on the plan. These items must
be added to the plan in order to qualify the plan for submission.
(3)
"NA" means the required item is not applicable to
the subject plan, and need not be shown. This response is intended
for features which are not found on the subject site, not proposed
as part of the improvements or which specify more detail than is necessary
for review of the plan. The governing body shall have final authority
to determine whether or not the "NA" response is appropriate in any
particular case.
C.
Improvements construction plan.
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(1)
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Drafting standards. The same standards shall
be required for an improvements construction plan as for a preliminary
plan, except that the horizontal scale of the plan and profile shall
not exceed 50 feet to the inch and the vertical scale of the plan
shall be two, four, or five feet to the inch, whichever is most appropriate.
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(2)
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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, as shown on the approved preliminary plan:
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(a)
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Horizontal plan. The horizontal plan shall show
details of the horizontal layout as follows:
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[1]
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Information shown on the approved preliminary
plan.
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[2]
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The beginning and end of proposed immediate
and future construction.
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[3]
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Stations corresponding to those shown on the
profiles.
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[4]
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The curb elevation at tangent points of horizontal
curves, at road or alley intersections, and at the projected intersections
of the curblines.
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[5]
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The location and size of sanitary sewers and
lateral connections and water mains with distances between manholes,
gas, electric and other utility pipes or conduits and of storm drains,
inlets and manholes.
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[6]
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The location, type and size of curbs and all
paving widths.
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[7]
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The location of fire hydrants and streetlights.
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(b)
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Profiles. The profiles shall show details as
follows:
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[1]
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Profiles and elevations of the ground along
the center lines of proposed streets.
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[2]
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Profiles of sanitary sewers with a profile over
the sewer of the existing and finished ground surface showing manhole
locations beginning at the lowest manhole.
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[3]
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Profiles of storm drains showing catch basins,
inlet, and manhole locations, swales, ditches, etc.
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[4]
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Profiles of water mains.
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(c)
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Cross sections. The cross section for each classification
of street shall comply with the Township's standards and specifications
as minimum requirements. It shall show a typical cross section across
the road with details of grading and construction as follows:
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[1]
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The ultimate right-of-way width and the location
and width of the cartway.
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[2]
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The type, depth and crown of paving.
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[3]
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The type and size of curb.
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[4]
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When sidewalks are required, grading of the
sidewalk area should be carried to the full width of the ultimate
right-of-way
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[5]
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The location, width, type and depth of sidewalks,
when required.
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[6]
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The typical locations, size and depths of sewers
and utilities.
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[7]
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Proposed grading to the ultimate right-of-way
line.
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(d)
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Additional information. The following additional
information shall be submitted with the final plan:
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[1]
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All required local, state, and federal permits
shall be submitted. These permits may include: Montgomery County,
PADOT, or Township permits; Department of Environmental Protection
(DEP) permits for drainage, stream alteration, dams, erosion, and
sedimentation control, air pollution, or sanitary sewage facilities.
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[2]
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The following statement shall be required on
the final plan: "The approved improvement construction plan, a copy
of which may be inspected at the Township Office, has been made a
part of the approved final plan."
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[3]
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All engineering calculations which support the
proposed improvements such as drainage calculations, sanitary facility
design calculations, or structural calculations.
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D.
Record plan.
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(1)
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Drafting standards. The same standards shall
be required for a record plan as for a preliminary plan, and, in addition,
for recording purposes, the plans shall be placed on sheet sizes of
18 inches by 30 inches, or 24 inches by 36 inches. All lettering and
lines should be drawn to be legible if the plan is reduced to half
size.
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(2)
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Information to be shown. The plan, which shall
include all portions of an approved preliminary plan, shall also show:
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(a)
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Basic information, as required for a preliminary plan, § 145-13C.
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(b)
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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 5,000.
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(c)
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Names or identification of the following:
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[1]
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Abutting owners;
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[2]
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All dimensional and technical descriptions of
roads;
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[3]
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Easements;
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[4]
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Rights-of-way;
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[5]
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Open space, recreation, and/or other common
use areas;
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[6]
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Other public improvements;
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[7]
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For land development plans, all additional information
pertinent to the location and construction of site improvements, including
buildings, walks, parking, driveways, etc.
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(d)
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All lots deeded to the ultimate right-of-way
so that a single deed may be drawn to the appropriate body having
jurisdiction for the dedication of streets by the applicant.
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(e)
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Evidence that the plans are in conformance with Chapter 170, Zoning, and other applicable Township ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception, waiver, or variance has been officially authorized.
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(f)
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The location, material and size of all existing
and proposed monuments with reference to them.
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(g)
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Building setback lines with distances from the
ultimate right-of-way line and property lines.
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E.
Certifications. When approved, the record plan must
show:
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(1)
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The signature and seal of the registered engineer
and surveyor certifying that the plan represents his or her work;
that the monuments shown thereon exist as located; and that the dimensional
and geodetic details are correct.
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(2)
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The signature of the applicant certifying his/her
adoption of the plan.
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(3)
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The signature of the Township Secretary, certifying
that the Board of Supervisors approved the final plan on the date
shown.
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(a)
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Spaces shall be provided for the signatures
of the Board of Supervisors whose signatures are required.
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(b)
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Space shall be provided for the signature of
the Township Engineer.
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(c)
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Space shall be provided for the signature of
the Planning Commission Chairperson.
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(4)
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A blank space shall be provided for the stamp
and seal of the Montgomery County Planning Commission, located along
the right-hand edge of the plan, four inches square.
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Final plans shall be submitted and reviewed
in accordance with the procedure contained in this section.
A.
A final plan for an application that has been previously
granted preliminary plan approval shall be approved by the Board of
Supervisors when it is assured that:
(1)
The final plan conforms to the approved preliminary
plan.
(2)
All engineering and other technical details have been
resolved to the satisfaction of the Township Engineer, as evidenced
by a letter from the Township Engineer, and to the satisfaction of
other technical advisors, when requested by the Board of Supervisors.
(3)
A recommendation is received from the Township Planning
Commission.
(4)
All financial security and legal agreements have been
found satisfactory by the Board of Supervisors, under the review and
advice of the Township Solicitor, all security has been posted, and
all agreements have been executed.
(5)
The plan complies in all respects with applicable
Township ordinances or that appropriate variances or waivers have
been granted for features that do not comply.
(6)
All necessary permits have been obtained from the
applicable regulatory agencies, authorities, or departments.
(7)
When requested by the applicant, the Board of Supervisors
shall furnish the developer with a signed copy of a resolution indicating
approval of the final plan contingent upon the applicant obtaining
a satisfactory financial security. The final plan shall not be signed
or recorded until the financial improvements agreement is executed.
The resolution of contingent approval shall expire and be deemed to
be revoked if the financial security agreement is not executed within
90 days unless a written extension is granted by the Board of Supervisors.
B.
A final plan for an application that has not been
previously granted preliminary plan approval may be granted concurrent
preliminary and final plan approvals, in compliance with the following:
C.
Processing steps for applications with previous preliminary
approval.
(1)
Four printed copies and one electronic copy of the final plan shall
be submitted to the Township Secretary or Zoning Officer, accompanied
by the Township filing fee and required administrative forms.
[Amended 11-7-2018 by Ord. No. 18-04]
(2)
The plan submission date will be stamped on the plan
and the application for final plan approval shall be placed on the
agenda of the next regularly scheduled meeting of the Township Planning
Commission following the plan submission date.
(3)
The Board of Supervisors shall have a ninety-day time
period to act on the plan unless the applicant has agreed in writing
to an extension of the time period.
(5)
The Board of Supervisors shall consider the final
plan at one or more of its public meetings during the allocated ninety-day
time period.
D.
When the final plan is approved, the applicant shall present five
paper copies of the plan to be signed by Board of Supervisors, and
the Township Secretary, together with the date of the approval and
official Township Seal.
[Amended 11-7-2018 by Ord. No. 18-04]
Within 90 days following final plan approval,
the applicant shall record the final plan in the office of the Recorder
of Deeds of Montgomery County.
A.
In accordance with the Pennsylvania Municipalities
Planning Code,[1] whenever final plan approval is required by a municipality,
the Recorder of Deeds shall not accept any plan for recording unless
it contains the official approval of the municipal governing body
and certification of review by the County Planning Commission.
[1]
Editor's Note: See 53 P.S. § 10101
et seq.
B.
Prior to recording, the applicant should present the
municipally approved plan to the Montgomery County Planning Commission
for its stamp and seal, with one paper copy made available to the
County Planning Commission for its files.
Minor plans may be submitted and processed only
for lot line adjustments, simple conveyances, and minor subdivision,
as characterized herein, in accordance with the standards and requirements
in this section.
A.
Characteristics.
(1)
Lot line adjustment.
(a)
A proposal between two abutting, existing, legally
approved and recorded lots.
(b)
A common lot line is proposed to be adjusted
in terms of its location or configuration.
(c)
The land area of each lot may be different after
adjustment, but the total lot area of the two lots will be unchanged.
(d)
No alteration will occur to the perimeter boundary
lines of the two lots.
(e)
Neither lot shall violate the applicable dimensional requirements of Chapter 170, Zoning, as a result of the lot line adjustment.
(f)
Possible reasons for lot line adjustments include,
but are not necessarily limited to:
(2)
Simple conveyance.
(a)
A proposal between two abutting, existing, legally
approved and recorded lots.
(b)
A portion of one lot is being divided off to
be conveyed to the owner of the abutting lot.
(c)
The land area of each lot will be different
after conveyance, but the total lot area of the two lots will be unchanged.
(d)
The lot from which the land is being conveyed must be suitable in terms of the applicable dimensional requirements of Chapter 170, Zoning, so that after conveyance, it will remain in compliance with those requirements.
(e)
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 Chapter 170, Zoning, 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.
(3)
Minor subdivision.
(a)
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 district in which the existing
lot is located.
(b)
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.
(c)
The existing lot has not been a part of an approved
subdivision proposal during the five years previous to the current
application.
(d)
The subdivision will not require new road construction,
road improvements, or the extension of existing utility lines.
(e)
The proposal will not involve significant stormwater
and/or erosion control issues, as determined by the Township Engineer.
(f)
Disqualification. The Board of Supervisors may
require standard preliminary plan submission in place of a minor plan
when conditions warrant it, at the advice of the Township Planning
Commission or Engineer.
B.
Plans for lot line adjustment, simple conveyance,
and minor subdivision shall comply with the following submission requirements:
(1)
Drafting standards.
(a)
The plan shall be drawn to a standard engineering
scale not exceeding 100 feet to the inch.
(b)
Sheet size shall be 15 inches by 18 inches,
18 inches by 30 inches, or 24 inches by 36 inches, appropriately related
to the scale of the drawing; only one sheet shall be permitted.
(c)
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.
(2)
Basic information to be shown on the plan.
(a)
Name and address of the applicant.
(b)
Name and address of any other property owner
involved in the proposal.
(c)
Name and address and professional seal of the
individual that prepared the plan.
(d)
Date of preparation of the plan and a descriptive
list of revisions to the plan, and the revision dates.
(e)
North point and scale.
(f)
Location plan showing the relationship of the
subject tract to the surrounding road network and major physical features.
(g)
The entire boundary lines of all lots involved
in the proposal, with bearings and distances and lot areas.
(h)
A list of the basic dimensional requirements
of the applicable zoning district.
(i)
Legend sufficient to indicate clearly between
existing and proposed conditions.
(j)
Notes sufficient to describe what is being proposed
and which land areas are to be transferred as a result of the proposal.
(k)
Calculated developable area of the parcel(s)
involved and calculated buildable area of each proposed lot.
[Added 4-6-2004 by Ord. No. 04-02]
(3)
Existing and proposed features to be shown on the
plan.
(a)
For lot line adjustments:
[1]
The lot line proposed to be adjusted, as it
currently exists, shown as a dashed line, labeled "Lot Line to be
Removed."
[2]
The lot line as it is proposed to be after adjustment,
drawn using the standard lot line delineation at a heavier line weight
than the other lot lines, and labeled "Proposed New Lot Line."
[3]
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 the lot line adjustment.
(b)
(c)
For minor subdivisions:
[1]
Existing features:
[a]
Streets bordering or crossing the
tract, showing names, right-of-way and cartway widths, and surface
conditions.
[b]
Locations of sanitary and/or storm
sewer lines, and water supply lines.
[c]
Location of all watercourses and
limits of any flood-prone areas, based on FEMA studies or engineering
determination.
[d]
Contours obtained from U.S.G.S.
maps or more accurate methods.
[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 tree masses.
[g]
Locations of any natural or man-made
features which may affect the developability of the land, such as
quarries, marshlands, etc., 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 a note describing:
[i]
Areas subject to deed restrictions
or easements.
C.
Minor plan submission and review procedure.
(1)
All minor plans shall be considered to be preliminary plans for the purposes of submission for review and approval, and shall comply with the requirements of § 145-14, Preliminary plan submission and review procedure.
(2)
When a minor plan qualifies for approval, or for approval subject to conditions, in accordance with § 145-14I, herein, the minor plan may be granted concurrent preliminary and final plan approvals, provided that the plan includes the final plan certifications required by § 145-15E, herein, and complies with § 145-16A(2), (3), (4), (5), and (6), herein.