___
|
(1)
|
The plan shall be drawn to a standard engineering
scale not exceeding 100 feet to the inch.
| ||
___
|
(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.
| ||
___
|
(3)
|
All sheets shall be the same size, and be numbered
relative to the total number of sheets (i.e., 1 of 5, etc.).
| ||
___
|
(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.
| |
___
|
(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.
| ||
___
|
(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.
| ||
___
|
(a)
|
Tract boundary lines shall be the heaviest property
lines.
| ||
___
|
(b)
|
Proposed lot lines shall be the next heaviest.
| ||
___
|
(c)
|
Possible future lots, if shown, shall be the
lightest line weight, and may be shown as dashed lines.
|
___
|
(1)
|
Name of the subdivision or land development.
| ||
___
|
(2)
|
Name and address of applicant.
| ||
___
|
(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.
| ||
___
|
(4)
|
Date of preparation of the plan and a descriptive
list of revisions to the plan, and the revision dates.
| ||
___
|
(5)
|
North point and scale.
| ||
___
|
(6)
|
Location plan showing the relationship of the
subject tract to the surrounding road network and major physical features.
| ||
___
|
(7)
|
The entire tract boundary with bearings and
distances and total tract acreage.
| ||
___
|
(8)
|
A list of the basic dimensional and intensity
requirements of the applicable zoning district, compared to the applicant's
proposal.
| ||
___
|
(9)
|
Zoning classification(s) of all lands abutting
the proposal.
| ||
___
|
(10)
|
Names of all current owners of immediately adjacent
lands.
| ||
___
|
(11)
|
A statement showing:
| ||
___
|
(a)
|
Number of acres under proposal.
| ||
___
|
(b)
|
Number of lots and/or dwelling units, or gross
leasable area.
| ||
___
|
(c)
|
Linear feet of new streets.
| ||
___
|
(d)
|
Linear feet of streets to be widened.
| ||
___
|
(12)
|
Description of variances or special exceptions
and the dates they were granted, if any.
| ||
___
|
(13)
|
Description of any deed restrictions or other
covenants affecting development of the tract.
| ||
___
|
(14)
|
The requirements of any other local ordinance
which may affect the proposal.
| ||
___
|
(15)
|
Legend sufficient to indicate clearly between
existing and proposed conditions.
| ||
___
|
(16)
|
Name and address of the owner of record.
| ||
___
|
(17)
|
Tax block and unit number of all parcels involved.
| ||
___
|
(18)
|
Deed book and page numbers for all parcels involved.
| ||
___
|
(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] |
___
|
(1)
|
Streets bordering or crossing the tract, including:
| |||
___
|
(a)
|
Locations.
| |||
___
|
(b)
|
Names.
| |||
___
|
(c)
|
Rights-of-way.
| |||
___
|
[1]
|
Legal.
| |||
___
|
[2]
|
Ultimate.
| |||
___
|
(d)
|
Cartway widths.
| |||
___
|
(e)
|
Surface conditions.
| |||
___
|
(2)
|
Sanitary sewers, including:
| |||
___
|
(a)
|
Pipe locations.
| |||
___
|
(b)
|
Pipe sizes and materials.
| |||
___
|
(c)
|
Direction of flow.
| |||
___
|
(d)
|
Gradient of flow.
| |||
___
|
(e)
|
Manholes.
| |||
___
|
(f)
|
Invert elevations.
| |||
___
|
(3)
|
Storm sewers, including:
| |||
___
|
(a)
|
Pipe locations.
| |||
___
|
(b)
|
Pipe sizes and materials.
| |||
___
|
(c)
|
Direction of flow.
| |||
___
|
(d)
|
Gradient of flow.
| |||
___
|
(e)
|
Inlets, catchbasins, and manholes.
| |||
___
|
(f)
|
Invert elevations.
| |||
___
|
(4)
|
Other existing stormwater and/or erosion control
facilities, including:
| |||
___
|
(a)
|
Basins.
| |||
___
|
(b)
|
Swales.
| |||
___
|
(c)
|
Diffusion devices.
| |||
___
|
(d)
|
Velocity controls.
| |||
___
|
(e)
|
Related technical data for those facilities.
| |||
___
|
(5)
|
Water-related features, including:
| |||
___
|
(a)
|
Lakes and ponds.
| |||
___
|
(b)
|
Wetlands.
| |||
___
|
(c)
|
Watercourses and springs.
| |||
___
|
(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.
| |||
___
|
(6)
|
Other natural features, including:
| |||
___
|
(a)
|
Location, size, species, and condition of trees
six inches in diameter or greater, when standing alone or in small
groups.
| |||
___
|
(b)
|
Outer limits of tree masses and a general description
of their types, sizes, and conditions.
| |||
___
|
(c)
|
Locations and limits of natural features which
may affect the locations of proposed streets or buildings, including:
| |||
___
|
[1]
|
Rock outcroppings.
| |||
___
|
[2]
|
Quarries.
| |||
___
|
[3]
|
Ravines.
| |||
___
|
[4]
|
Sink holes.
| |||
___
|
(7)
|
Soil types, including:
| |||
___
|
(a)
|
Mapped limits;
| |||
___
|
(b)
|
Names;
| |||
___
|
(c)
|
Significant limitations, such as high water
table or shallow bedrock.
| |||
___
|
(8)
|
Slope information including:
| |||
___
|
(a)
|
Contours at a vertical interval of two feet,
accurately drawn from photogrammetric or on-site survey data.
| |||
___
|
(b)
|
Areas with slopes of 15% or greater, as determined
from the contours shown on the plan.
| |||
___
|
(9)
|
Other man-made features, including:
| |||
___
|
(a)
|
Location, size, character, and configuration
of existing buildings, labeled "To Remain" or "To Be Removed," as
applicable.
| |||
___
|
(b)
|
Location and description of existing buildings
and other structures less than 50 feet beyond the tract boundaries.
| |||
___
|
(c)
|
Location, type, and ownership of utilities,
both above and below ground, with notes to describe:
| |||
___
|
[1]
|
Easement or right-of-way dimensions.
| |||
___
|
[2]
|
Additional setback or development restrictions
imposed by the utility company.
| |||
___
|
[3]
|
Specific type of product traveling through pipelines.
| |||
___
|
(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.
|
___
|
(1)
|
Subdivision and/or land development layout:
| ||||
___
|
(a)
|
Proposed streets, alleys, driveways, and parking
areas, including:
| ||||
___
|
[1]
|
Names or other identification;
| ||||
___
|
[2]
|
All right-of-way widths and lines;
| ||||
___
|
[3]
|
Cartway widths;
| ||||
___
|
[4]
|
Center-line courses, distances, and curve data;
| ||||
___
|
[5]
|
Curblines;
| ||||
___
|
[6]
|
Radii at intersections;
| ||||
___
|
[7]
|
Street location tie-ins by courses and distances;
| ||||
___
|
[8]
|
Capacity of parking areas;
| ||||
___
|
[9]
|
Sight distance at proposed intersections with
existing streets.
| ||||
___
|
(b)
|
Layout and dimensions of all lots, including
the net lot area.
| ||||
___
|
(c)
|
All building setback lines.
| ||||
___
|
(d)
|
All parking setback lines, where applicable.
| ||||
___
|
(e)
|
Proposed sidewalk or other walkway locations.
| ||||
___
|
(f)
|
Proposed buildings in land developments, including:
| ||||
___
|
[1]
|
Locations;
| ||||
___
|
[2]
|
Configurations;
| ||||
___
|
[3]
|
Sizes (ground level floor area, total floor
area, and height);
| ||||
___
|
[4]
|
Total building coverage (square feet and percentage
of site);
| ||||
___
|
[5]
|
Locations and types of accessory structures;
| ||||
___
|
[6]
|
Ground floor elevations.
| ||||
___
|
(g)
|
Common use areas, including:
| ||||
___
|
[1]
|
Open space areas:
| ||||
___
|
[a]
|
Locations;
| ||||
___
|
[b]
|
Configurations;
| ||||
___
|
[c]
|
Size.
| ||||
___
|
[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.
| ||||
___
|
(h)
|
Areas for future uses, including:
| ||||
___
|
[1]
|
Road extensions;
| ||||
___
|
[2]
|
Stormwater management facilities;
| ||||
___
|
[3]
| |||||
___
|
[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:
| ||||
___
|
[a]
|
Plant species;
| ||||
___
|
[b]
|
Size at planting;
| ||||
___
|
[c]
|
Quantities;
| ||||
___
|
[d]
|
Compliance with ordinance requirements.
| ||||
___
|
(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:
| ||||
___
|
[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.
|
___
|
(1)
|
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.
| |||
___
|
(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, as shown on the approved preliminary plan:
| |||
___
|
(a)
|
Horizontal plan. The horizontal plan shall show
details of the horizontal layout as follows:
| |||
___
|
[1]
|
Information shown on the approved preliminary
plan.
| |||
___
|
[2]
|
The beginning and end of proposed immediate
and future construction.
| |||
___
|
[3]
|
Stations corresponding to those shown on the
profiles.
| |||
___
|
[4]
|
The curb elevation at tangent points of horizontal
curves, at road or alley intersections, and at the projected intersections
of the curblines.
| |||
___
|
[5]
|
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.
| |||
___
|
[6]
|
The location, type and size of curbs and all
paving widths.
| |||
___
|
[7]
|
The location of fire hydrants and streetlights.
| |||
___
|
(b)
|
Profiles. The profiles shall show details as
follows:
| |||
___
|
[1]
|
Profiles and elevations of the ground along
the center lines of proposed streets.
| |||
___
|
[2]
|
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.
| |||
___
|
[3]
|
Profiles of storm drains showing catch basins,
inlet, and manhole locations, swales, ditches, etc.
| |||
___
|
[4]
|
Profiles of water mains.
| |||
___
|
(c)
|
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:
| |||
___
|
[1]
|
The ultimate right-of-way width and the location
and width of the cartway.
| |||
___
|
[2]
|
The type, depth and crown of paving.
| |||
___
|
[3]
|
The type and size of curb.
| |||
___
|
[4]
|
When sidewalks are required, grading of the
sidewalk area should be carried to the full width of the ultimate
right-of-way
| |||
___
|
[5]
|
The location, width, type and depth of sidewalks,
when required.
| |||
___
|
[6]
|
The typical locations, size and depths of sewers
and utilities.
| |||
___
|
[7]
|
Proposed grading to the ultimate right-of-way
line.
| |||
___
|
(d)
|
Additional information. The following additional
information shall be submitted with the final plan:
| |||
___
|
[1]
|
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.
| |||
___
|
[2]
|
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."
| |||
___
|
[3]
|
All engineering calculations which support the
proposed improvements such as drainage calculations, sanitary facility
design calculations, or structural calculations.
|
___
|
(1)
|
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.
| |||
___
|
(2)
|
Information to be shown. The plan, which shall
include all portions of an approved preliminary plan, shall also show:
| |||
___
|
(a)
|
Basic information, as required for a preliminary plan, § 145-13C.
| |||
___
|
(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 5,000.
| |||
___
|
(c)
|
Names or identification of the following:
| |||
___
|
[1]
|
Abutting owners;
| |||
___
|
[2]
|
All dimensional and technical descriptions of
roads;
| |||
___
|
[3]
|
Easements;
| |||
___
|
[4]
|
Rights-of-way;
| |||
___
|
[5]
|
Open space, recreation, and/or other common
use areas;
| |||
___
|
[6]
|
Other public improvements;
| |||
___
|
[7]
|
For land development plans, all additional information
pertinent to the location and construction of site improvements, including
buildings, walks, parking, driveways, etc.
| |||
___
|
(d)
|
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.
| |||
___
|
(e)
|
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.
| |||
___
|
(f)
|
The location, material and size of all existing
and proposed monuments with reference to them.
| |||
___
|
(g)
|
Building setback lines with distances from the
ultimate right-of-way line and property lines.
|
___
|
(1)
|
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.
| ||
___
|
(2)
|
The signature of the applicant certifying his/her
adoption of the plan.
| ||
___
|
(3)
|
The signature of the Township Secretary, certifying
that the Board of Supervisors approved the final plan on the date
shown.
| ||
___
|
(a)
|
Spaces shall be provided for the signatures
of the Board of Supervisors whose signatures are required.
| ||
___
|
(b)
|
Space shall be provided for the signature of
the Township Engineer.
| ||
___
|
(c)
|
Space shall be provided for the signature of
the Planning Commission Chairperson.
| ||
___
|
(4)
|
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.
|