Final plans are required for all major subdivisions
and land developments in accordance with the procedures, plan requirements,
design standards and guarantee requirements set forth in this chapter.
The final plan and all information and procedures relating thereto
shall in all respects be in compliance with the provisions of this
chapter, except where variation therefrom may be specifically authorized
in writing by the Board of Supervisors. A final plan shall be submitted
in conformance with the changes and conditions as agreed to during
the preliminary plan procedure. The purpose of the final plan is to
secure formal approval by the Board of Supervisors before plans for
all major subdivisions and land developments are recorded as required
by this chapter.
(a)
The applicant or his agent shall prepare the final
plan and application.
(b)
The applicant shall submit 15 copies of the final
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 final 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 all
having been submitted.
(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 final plan and application to:
(1)
The Township Board of Supervisors: five copies.
(2)
The Township Planning Commission: two copies.
(3)
The County Planning Commission: one copy.
(4)
The Township Engineer: one copy.
(5)
The Municipal Authority or the County Health
Department: four copies.
(6)
The Township Solicitor: one copy.
(7)
The Township files: one copy.
(8)
Additional copies as directed by the Township.
(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 from all applicable reviewing agencies.
B.
Discuss 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 final plan meets the objectives
and requirements of this chapter and other ordinances; determine if
the final plan is consistent with the approved preliminary plan.
E.
Prepare a written report recommending approval
or denial of the final 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 all reports received from
applicable reviewing agencies.
(2)
Listen to the applicant's presentation, if requested,
and discuss the project with the applicant, if requested.
(3)
Determine whether the final plan meets the objectives
and requirements of this chapter and other ordinances.
(4)
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 final plan shall not constitute an
authorization for the sale of lots or the construction of any improvements,
structures or buildings.
(i)
Whenever the approval of the final plan is subject
to conditions, the written action of the Board of Supervisors 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)
If denied, the Board of Supervisors shall state the
reasons for this action, citing specific sections in the applicable
ordinances which the plan failed to meet.
(l)
If the final plan is denied, the applicant may file
a revised final plan with the Township following the same submission
procedures required for the previous final 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 final 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 when 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 for developments.
(d)
Proposed layout.
(1)
The layout of streets, including widths of cartways
and rights-of-way.
(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.
(5)
Provide typical lot development plan showing
general layout of building (footprint), driveway and patio area for
each type of dwelling 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.
(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
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)
Where the final plan covers only a portion of
the applicant's entire holding, a sketch plan shall be submitted of
the prospective street layout for the remainder of the site.
(16)
For condominium conversions, the location of
each unit to be converted to individual ownership shall be shown.
(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, size 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)
Copies of transmitted letters to all review
agencies.
(8)
Stormwater management calculations and reports.
(9)
Wetlands delineation study, if applicable.
(i)
Improvement construction plan. Improvement construction
plans shall be prepared for all improvements including, but not limited
to, streets, storm drains, sanitary sewers and water service. It is
preferred that plan and profile views be on the same plan sheet. Improvement
construction plans shall be prepared using the following scales:
|
Horizontal
(feet per inch)
|
Vertical
(feet per inch)
| |
|---|---|---|
|
20
|
2
| |
|
40
|
4
| |
|
50
|
5
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(1)
Horizontal plan (streets). The horizontal plan
shall show details from the horizontal layout including:
A.
Center line of streets with bearings, distances,
curve data and stations corresponding to the profile.
B.
Right-of-way and curblines with radii at intersections.
C.
Beginning and end of proposed construction.
D.
Tie-ins by course and distances to intersection
of all public roads, and to include their names, roadway and right-of-way
widths.
E.
Location of all proposed property monuments
with reference to them.
F.
Property lines and ownership of abutting properties.
G.
Location and size of all drainage structures,
sidewalks, public utilities, lighting standards and street name signs.
(2)
Horizontal plan (storm drains, sanitary sewers
and water service).
A.
Location and size of line with stations corresponding
to the profile. All stationing shall correspond with roadway stationing.
B.
Location of all storm sewer manholes, inlets,
end walls, storm sewers, including length of line, size of line, slope
of line and top and invert elevation of each manhole, inlet and end
wall.
C.
Location of all sanitary sewer manholes, sewer
mains, sewer laterals, pump stations, force mains, including length
of line, size of line, slope of line and top and invert elevation
of each manhole.
D.
Location of all water mains, service lines,
fire hydrants, valves, tees, fittings, including length of line, size
of line, size of valves.
E.
Property lines and ownership with details of
easements where required.
F.
Beginning and end of proposed construction.
G.
Location of all other drainage facilities and
public utilities in the vicinity of the storm and/or sanitary sewer
and/or water lines.
H.
Hydraulic design data for all culverts and/or
bridge structures.
(3)
Profile (streets, storm sewers and sanitary
sewers).
A.
Profile of existing ground surface along center
line of street and pipe.
B.
Proposed center line street grades with percent
of slope on tangents. Elevations at fifty-foot intervals and at all
grade intersections.
C.
Vertical curve data including length, elevations
and stations at the beginning and ending of the vertical curve, including
high points and low points, elevations at fifty-foot intervals and
minimum sight distance.
D.
Profile of existing ground surface with top
and invert elevations of manholes and inlets.
E.
Profile of storm drain and sanitary sewer showing
type and size of pipe, grade and manhole and inlet locations.
(4)
Typical section (streets).
A.
Right-of-way width, location and width of paving.
B.
Type, thickness and crown of paving.
C.
Type and size of curb (if applicable).
D.
Grading of sidewalk area (if applicable).
E.
Grading of stormwater swale adjacent to roadway
(if applicable).
F.
Location, width, type and thickness of sidewalks.
G.
Typical location of sewers and utilities (with
sizes).
The final plan shall contain the following acknowledgements:
(a)
All offers of dedication and covenants governing the
reservation and maintenance of undedicated open space, before being
accepted, shall bear the certificate of approval of the Township Solicitor.
(b)
Such private deed restrictions, including building
setback lines, as may be imposed upon the property as a condition
to sale, together with a statement of any restrictions previously
imposed which may affect title to the land to be subdivided or developed.
(a)
Requirement to record.
(1)
Following the action of the Board of Supervisors
or of the court on appeal in approving any subdivision or land development
plan, an approved duplicate copy of such plan shall, within 90 days
of the date of approval, be recorded by the applicant in the Office
of the Recorder of Deeds of Montgomery County. The applicant shall
notify the Board of Supervisors in writing of the date of such recording
and the plan book and page wherein such subdivision or land development
is recorded. If the plan is not recorded within the ninety-day period,
the approval shall lapse and become void.
(2)
In proposals to annex in common deed, a draft
of the deed shall be submitted with the final plan. Following final
plan approval, the approved deed shall, within 90 days of the date
of approval, be recorded by the applicant in the Office of the Recorder
of Deeds of Montgomery County. The applicant shall notify the Board
of Supervisors in writing of the date of such recording and the deed
book and page wherein such deed is recorded.
(b)
Effects of recording.
(1)
After a subdivision or land development has
been duly recorded, the streets, parks and other public improvements
shown thereon shall be considered to be a part of the official plan
of the Township.
(2)
Streets, parks and other public improvements
shown on a subdivision or land development plan to be recorded may
be offered for dedication to the Township by formal notation thereof
on the plan or the owner may note on the plan that such improvements
have not been offered for dedication to the Township.
(3)
Every street, park, open space or other improvements
shown on a subdivision or land development plan that is recorded,
as provided herein, shall be deemed to be a private street, park,
open space or improvement until such time as the same has been offered
for dedication to the Township and accepted, by resolution, and recorded
in the Office of the Clerk of Courts of Montgomery County, or until
it has been condemned for use as a public street, and in the Office
of the Recorder of Deeds for parks and open space.
(c)
Record plan.
(1)
The record plan shall be a clear and legible
blue- or black-line print on white opaque linen. The record plan shall
be an exact copy of the approved final plan on a sheet size required
for final plans. Two opaque linen or Mylar and five paper prints are
required as the record plan submission. One opaque linen or Mylar
and five paper prints will be retained by the Township for its files.
Record plans shall be drawn on sheets 24 inches by 36 inches. Record
plans shall not be folded.
(2)
The following information shall appear on the
record plan, in addition to the information required for the final
submission:
A.
The impressed seal of the licensed engineer,
architect, landscape architect, or surveyor who prepared the plan.
B.
The impressed corporation seal, if the subdivider
or land developer is a corporation.
C.
A list of all drawings, including construction
improvement plans, with sheet numbers and titles which are to be considered
as if recorded with the final plan.
D.
The impressed seal of a notary public or other
qualified officer acknowledging the owner's statement of intent.
E.
A statement to the effect that the applicant
is the owner of the land proposed to be subdivided and/or developed
and that the subdivision shown on the final plan is made with his
or their free consent and that it is desired to record the same.
F.
An acknowledgment of said statement before an
officer authorized to take acknowledgments.
G.
The following signatures shall be placed directly
on the plan in ink:
1.
The signature of the owner or owners of the
land. If the owner of the land is a corporation, the signatures of
the president and secretary of the corporation shall appear.
2.
The signature of the notary public or other
qualified officer, acknowledging the owner's statement of intent.
3.
The signature and seal of the licensed engineer,
architect, surveyor, or landscape architect who was responsible for
preparation of the plan.
4.
The signature of the Township Engineer.
5.
The signatures of the Chairman of the Board
of Supervisors, the Chairman of the Planning Commission and the Township
Secretary with the impressed Township seal.
6.
The stamp and seal of the Montgomery County
Planning Commission.
(d)
The following statement shall be required on the final
plans, where applicable:
|
A.
|
"The retention/detention basins and stormwater
facilities (as shown on this plan) are a basic and perpetual plan
of the storm drainage system of the Township of Lower Gwynedd, and
as such are to be protected and preserved, in accordance with the
approved final plan by the owner(s) on whose lands the structure(s)
is (are) located. The Township of Lower Gwynedd and/or its agents
reserves the right and privilege to enter upon such lands from time
to home for the purpose of inspection of said retention/detention
basin(s) in order to determine that the structural and design integrity
are being maintained by the owner(s)."
| |
|
"In the event that maintenance and structural
integrity are not maintained by the owner as required by the Township,
the owner hereby grants to the Township the right to enter upon such
property and to perform any and all improvements, revisions or maintenance
as may be determined necessary by the Township and to recover the
costs thereof from the property owner by all lawful means including,
but not limited to, the imposition of a municipal lien on the subject
property."
|
|
B.
|
"Open space land may not be separately sold,
nor shall such land be further developed or subdivided."
|
|
C.
|
"All development activities, such as clearing,
grading, re-grading, driveways, roads, buildings, septic systems,
retention/detention basins and utility easements shall be limited
to the natural resource protection standards as specified in the Lower-Gwynedd
Township Zoning Ordinance as last amended. The remaining resources
shall remain in its natural condition, including the natural forest
ground cover. This restriction shall run with the land and be binding
on the present and all future owners and/or lessees."
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