Preliminary plans are required for all major
subdivisions or land developments in accordance with the procedures,
plan requirements and design standards set forth in this chapter.
The preliminary plan and all information and procedures related thereto
shall in all respects be in compliance with the provisions of this
chapter except where waiver or modification therefrom may be specifically
authorized in writing by the Board of Supervisors. The purpose of
the preliminary plan is to require formal preliminary approval in
order to minimize changes and revisions before final plans are submitted.
(a)
The applicant or his agent shall prepare the preliminary
plan and application.
(b)
The applicant shall submit 23 copies of the preliminary
plan, any required information and application forms to the Township
at least seven days prior to a regularly scheduled meeting of the
Planning Commission.
(c)
Copies of the preliminary plan and all required supplemental
data shall be submitted to the Township, together with the required
fees and escrow deposit established in accordance with the current
fee schedule adopted by resolution by the Board of Supervisors. The
Township shall note the date of receipt of the application, fees and
escrow deposit. No application will be accepted without all required
information, the required fees and the required escrow deposit.
(d)
Upon submission of a complete application, together
with all required fees and escrow deposits, the Township shall accept
the application, plans and other required materials as filed, and
shall distribute copies of the preliminary plan and application to:
(1)
The Township Board of Supervisors: five copies.
(2)
The Township Planning Commission: seven copies.
(3)
The County Planning Commission: one copy.
(4)
The Township Engineer: one copy.
(5)
The Municipal Authority or the County Health
Department: one copy.
(6)
The Fire Marshall: one copy.
(7)
The Police Department: one copy.
(8)
Public Works: one copy.
(9)
The Township Solicitor: one copy.
(10)
The Township Planner: one copy.
(11)
The Township files: one copy.
(12)
The Township Park and Recreation Committee.
If recreational improvements or open space areas are involved, an
extra copy shall be required and submitted.
(13)
The Pennsylvania Department of Transportation.
If state roads are involved, an extra copy shall be required and submitted.
(14)
Additional copies as required.
(f)
Township Planning Board action.
(1)
Following acceptance of the plan by the Township,
the Township Planning Commission shall:
A.
Receive and review the applicant's submission
and the reports submitted from all applicable reviewing agencies.
B.
Discuss the submission with the applicant if
requested by the applicant.
C.
Evaluate the applicant's submission, presentation,
discussion with the applicant and the reviewing agencies' reports.
D.
Determine whether the preliminary plan meets
the objectives and requirements of this chapter and other ordinances.
E.
Prepare meeting minutes recommending approval
or denial of the preliminary plan for use by the Board of Supervisors.
(2)
The Planning Commission shall not submit a report
to the Board of Supervisors which recommends approval subject to conditions
unless a recommendation for waiver or modification is attached. The
Planning Commission shall recommend denial of plans which would not
comply with the Township's ordinances.
(g)
Within 90 days of the start of the review period as set forth in Section 1230.07(b), the Board of Supervisors shall:
(1)
Review and evaluate the applicant's submission.
(2)
Review and evaluate all reports received from
applicable reviewing agencies.
(3)
Listen to the applicant's presentation if requested
and discuss the project with the applicant, if requested.
(4)
Determine whether the preliminary plan meets
the objectives and requirements of this chapter and other ordinances.
(5)
Communicate the decision, in writing, to the applicant no later than 15 days following the decision and within the review period established in Section 1230.07(b).
(h)
Approval of the preliminary plan shall not constitute
approval of the final plan nor authorize the sale of lots or the construction
of any improvements, structures or buildings.
(i)
Whenever the approval of a preliminary plan is subject
to conditions, the written action of the Board of Supervisors as prescribed
herein shall:
(j)
Failure of the Board of Supervisors to render a decision
and communicate it to the applicant within the time and manner required
shall be a deemed approval of the application in terms as presented
unless the applicant has agreed in writing to an extension of time
or change in prescribed manner of presentation of communication of
the decision, in which case, failure to meet the extended time or
change will have a like effect.
(k)
When the application is not approved in terms as filed,
the decisions shall specify the defects in the application and describe
the requirements which have not been met and shall, in each case,
cite to the provisions of the statute or the ordinance relied upon.
(l)
If the preliminary plan is denied, the applicant may
file a revised preliminary plan with the Township following the same
submission procedures required for the previous preliminary plan submission.
Fees for revised plans shall be charged and paid in accordance with
the regular fee schedule as if the plan were being filed for the first
time.
The preliminary plan shall show or be accompanied
by the following information:
(a)
Drafting standards.
(1)
Plans shall be drawn on sheets no larger than
36 inches by 48 inches. All sheets comprising a submission shall be
on one size. Sheets should 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 a clear and legible white paper print.
(2)
Each set of plans shall be folded to a size
which will fit in a legal size (8 1/2 inches by 14 inches) file
folder.
(3)
The boundary of the site shall be shown as a
solid heavy line.
(4)
The submission shall include a copy of the site
plan for the entire property on a single sheet at an appropriate scale
that will fit the maximum sheet size submitted.
(5)
Dimensions shall be in feet and decimal parts
thereof and bearings in degrees, minutes and seconds.
(6)
Each sheet shall be numbered and shall show
its relationship to the total number of sheets.
(7)
Where any revision is made or where the plan
is a revision of a previously approved plan, notations of revisions
shall be numbered, described and dated.
(8)
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.
(b)
General information.
(1)
The name of the subdivision or land development.
(2)
The name and address of the record and/or equitable
owner.
(3)
The name and address of the engineer, surveyor,
architect or landscape architect responsible for the plan.
(4)
Tax parcel numbers, deed book and page numbers
of property to be developed, including any deed restrictions to the
property and recorded plan book and page number for previously recorded
subdivisions.
(5)
Tract boundaries and total acreage.
(6)
North point, date and scale (written and graphic).
(9)
A location map for the purpose of locating the
site to be subdivided or developed at a scale of not less than 800
feet to the inch showing the relation of the tract to adjoining property
and to all streets, roads and municipal boundaries existing within
1,000 feet of any part of the property proposed to be subdivided or
developed.
(c)
Existing features.
(1)
Complete outline survey of the property to be
subdivided or developed, showing all courses, distances, and area
and tie-ins to all adjacent street intersections with existing monuments
indicated. The outline survey shall be determined by field survey.
The date and by whom the survey was performed shall be indicated on
the plan.
(2)
The names of owners, tax parcel numbers and
zoning classification of land immediately adjacent to or across streets
from the subject tract.
(3)
All existing highways, streets and roads on
adjacent to or within 200 feet of any part of the tract, including
name, right-of-way width (existing and ultimate) and cartway width.
(4)
All existing buildings and their uses, bodies
of water, sewers, water mains, culverts, petroleum or petroleum product
lines, gas lines, electric and telephone lines, fire hydrants, all
other utilities and other significant man-made features on or within
200 feet of the tract.
(5)
Pursuant to the Underground Utility Line Protection
Law, 73 P.S. § 176 et seq., the location, size and ownership
of all underground utilities, and any rights-of-way within the property.
(6)
Topographic contours from actual field surveyor
aerial photography (not to include U.S.G.S. survey) at vertical intervals
of two feet for land with an average natural slope of 4% or less;
vertical intervals of five feet for more steeply sloping land.
(7)
Natural features map which indicates:
A.
Floodplain areas.
B.
Floodplain soils.
D.
Woodlands.
E.
Mature trees.
F.
Streams, watercourses, wetlands or ponds.
G.
Pond shorelines.
H.
Wetland margins.
I.
Tree protection zones. Driplines shall be plotted
accurately, to scale. Where groups of trees are to remain, the locations
of the driplines on the perimeter must be shown.
(8)
The boundaries of the various soil types and
identification keys as indicated in the Soil Survey of Montgomery
County, Pennsylvania, with a description of each soil type and limitations
of the soils developments.
(d)
Proposed layout.
(1)
The layout of streets, including widths of cartways
and rights-of-ways.
(2)
The layout and dimensions, areas and uses of
lots; building setback lines, front, rear and side yard lines.
(3)
The arrangement and use of buildings and parking
areas in nonresidential developments and performance standard developments
with all necessary dimensions and number of parking spaces. Elevations
and perspective sketches of proposed buildings are encouraged.
(4)
The building envelope for each lot when required
by Section 1230.5.2 of this chapter.
(5)
Provide typical lot development plan showing
general layout of building (footprint), driveway and patio area for
each type of dwelling unit or nonresidential building proposed.
(6)
Open space areas and recreational facilities.
(7)
Sidewalks, pedestrian paths and bicycle improvements.
(8)
Landscape and buffer plan with plant list, planting
schedule and proposed contours.
(9)
A reference to any land dedicated for public
use or offered for dedication for parks, recreation areas, schools,
widening of streets or other public uses.
(10)
For performance standard developments, the total
area, total dwelling units, number of buildings, proposed density,
total parking spaces, building coverage and the bedroom ratio and
other requirements of the Zoning Ordinance.
(11)
The total lot areas, number of lots, average
and minimum lot size, and proposed length of new streets.
(12)
Location and size of storm drains, sanitary
sewers, culverts, watercourses and all appurtenances thereof, on-site
sewage disposal facilities, gas mains, water mains, fire hydrants,
streetlights, plantings, special structures and other underground
conduits or structures.
(13)
An indication of any lots in which other than
a residential use is intended.
(14)
Rights-of-way and/or easements proposed to be
created for all drainage purposes, utilities or other pertinent reasons.
(15)
Tentative typical cross sections and center-line
profiles for each proposed street shown on the preliminary plan. These
plans may be submitted as separate sheets.
(16)
Where the preliminary plan covers only a part
of the owner's entire holding, a sketch shall be submitted of the
prospective street layout for the remainder of the site.
(17)
For condominium conversions, the location of
each unit to be converted to individual ownership shall be shown.
(18)
The words "Preliminary Plan — Not to be
Recorded" shall be shown on the plan.
(e)
Sedimentation and erosion control plan pursuant to
the Clean Streams Law, P.L. 1987,[1] and in accordance with standards and specifications found
in the Erosion and Sediment Control Handbook available through the
Montgomery County Conservation District.
[1]
Editor's Note: See 35 P.S. § 691.1
et seq.
(g)
Stormwater management and grading plan, showing:
(1)
Existing and proposed grades for the entire
site.
(2)
Existing vegetation to be preserved.
(3)
Location of all proposed catch basins, retention/detention
basins and storm drainage piping.
(4)
Landscaping, including proposed planting schedule
and showing locations, species, sizes and number of proposed plantings.
(h)
Supporting information.
(1)
A development schedule indicating the approximate
date when construction can be expected to begin and to be completed.
(2)
A copy of all restrictions, covenants, etc.,
if any, under which lots are to be sold.
(3)
Site capacity calculations, if applicable.
(4)
Copy of last recorded subdivision/land development
plan.
(5)
Traffic impact statement, if applicable.
(6)
A plan for the ownership, management and maintenance
of open space areas.
(7)
Report from the County Health Department, the
Pennsylvania Department of Environmental Protection or the Lower Gwynedd
Township Authority, as applicable, including the appropriate planning
module for land development.
(8)
Copies of transmitted letters to all reviewing
agencies.
(9)
Stormwater management calculations and reports.
(10)
Wetlands delineation study, if applicable.
(i)
An improvement construction plan, as specified in
Section 1230.19(1) shall be provided with the preliminary plan.
