[Ord. 7-2005, 7/13/2005]
The procedures set forth in this Part shall be followed by all
applicants proposing to subdivide or develop land in the Borough of
Conshohocken; in addition, § 22-410(12)(A) and (D) apply
to all areas of the Borough and shall include existing portions of
the stormwater management facility.
[Ord. 7-2005, 7/13/2005]
1.
A sketch plan, as defined herein, may be submitted by an applicant
to the Borough Planning Commission for informal discussion. Said sketch
plan shall not be considered as a formal application.
2.
A minor subdivision plan, as defined herein, may be submitted in
satisfaction of preliminary and final plan requirements for all applicable
subdivisions within the Borough.
3.
A preliminary plan, as defined herein, is required for all applicable
subdivisions and land developments proposed within the Borough.
4.
A final plan, as described herein, is required for all applicable
subdivisions and land developments proposed within the Borough.
[Ord. 7-2005, 7/13/2005]
Sketch plans shall be drawn legibly to scale and shall show
the following information:
A.
Name of the subdivision or land development.
B.
Name and address of the owner and the engineer, surveyor or architect.
C.
The tract boundary.
D.
A North point and approximate scale.
E.
A location plan showing the subject tract to the surrounding street
network.
F.
The existing and proposed road and lot (or building) layout.
G.
Significant topographical and physical features, such as floodplains,
steep slopes, woodlands and existing structures.
H.
Proposals for control of drainage runoff and community facilities.
I.
Proposed layout of all buildings or structures.
[Ord. 7-2005, 7/13/2005]
Minor subdivision plans, preliminary and final subdivision and
land development plans shall be drawn to the following specifications.
A.
Drafting Standards.
(1)
A plan shall be clearly and legibly drawn to a scale not in
excess of one inch equals 50 feet; except if the parcel being subdivided
is five acres or larger, the plan may be drawn to a scale not in excess
of one inch equals 100 feet.
(2)
Dimensions shall be in feet and decimals, and bearings in degrees,
minutes and seconds.
(3)
The plan shall show the courses and distances of the boundary
line survey of the entire land to be subdivided.
(4)
The sheet or sheets shall be one of the following sizes: 15
inches by 18 inches, 18 inches by 30 inches, or 24 inches by 36 inches.
If more than one sheet is necessary, each sheet shall be the same
size and consecutively numbered to show its relation to the total
number of sheets comprising the plan; i.e., "Sheet No. 1 of 5 sheets,"
etc.
(5)
Where there are two or more sheets, a key map shall be provided
sufficient to show their relationship.
B.
Location and Identification.
(1)
The name and address of the subdivider or developer, and the
registered engineer, surveyor or other qualified person who developed
the plan.
(2)
The name of the subdivision or development, its location in
terms of significant bounding roads and the name of the municipality.
(3)
The date of preparation (or revision) of the plan, the scale
and a North point.
(4)
The entire tract boundary with bearings and distances and a
statement of the tract size.
(5)
Layout and dimensions of all lots and net lot area of each;
the floor area and/or gross leasable area, as applicable.
(6)
A key map relating the subdivision to at least three existing
intersections of Borough streets.
(7)
A legend sufficient to indicate clearly between existing and
proposed conditions.
(8)
The plan shall include a note setting forth the zoning requirements
and classification, including the applicable lot size and yard requirements,
and identifying any variances or special exceptions that have been
obtained. The plan also shall show the requirements of any other Borough
ordinance, if any, on both the land to be subdivided and the adjacent
land.
[Ord. 7-2005, 7/13/2005]
It is the purpose of this Section to provide for simplified
plan submission and processing requirements by which minor subdivisions
may be submitted and approved. Plans submitted under the provisions
of this Section must meet the following criteria, conform to the established
standards and provide the required information:
A.
Criteria for Minor Subdivisions.
(1)
Contains no more than three lots or contains only one residential
building with less than five dwelling units.
(2)
Has not been part of a subdivision or land development submitted
within the past three years.
(3)
Presently fronts on a physically improved street that is legally
open to the public.
(4)
Will not involve the construction of any new street or road,
the extension of municipal facilities or the creation of any other
public improvements.
(5)
Requires a variance(s) from the Borough Zoning Ordinance [Chapter 27] for no more than one of the proposed lots on which new construction will occur or may occur in the future.
(6)
Is in general conformance with the Borough Master Plan and other
plans.
B.
Existing and Proposed Features.
(1)
Within properties adjoining the land being subdivided or developed,
the plan shall show the following information:
(a)
Property lines, existing buildings, present use and current
owners.
(b)
The location, names and width (both cartway and right-of-way)
of existing and proposed streets and alleys.
(c)
The location and size of all watercourses and the boundaries
of flood-prone areas (not limited to the established flood level and
regulatory flood elevation, where applicable).
(d)
Man-made structures and natural features, such as steep of lots
and buildings.
(e)
Areas subject to deed restriction or easements.
(f)
Other information deemed necessary by Borough Council.
(2)
Within the land to be subdivided, the plan shall show the following:
(a)
Location and character of buildings located on the land, including
the buildings to be demolished, as well as those to be retained and/or
preserved.
(b)
If applicable, the location, names, widths and other dimensions
of existing streets and alleys, including paving widths, curblines,
rights-of-way and curb-line radii at intersections and street location
tie-ins by courses and distances to the nearest intersection of existing
streets and alleys.
1)
The location and size of all watercourses and boundaries of
flood-prone areas (not limited to the regulatory flood elevation,
where applicable).
2)
Man-made structures and natural features, which limit the potential
layout of lots and buildings, including the location of marshland,
slopes over 15% and other topographical features. Whenever the parcel
contains slopes in excess of 15%, topographical data may be required
by the Borough Engineer.
3)
Areas subject to deed restrictions or easements.
4)
The plan shall reference any land to be dedicated or reserved
for future road, widening or other public or common use.
5)
Location and size of all soil types, if requested.
6)
Location and size of on-site sewage facilities, if applicable,
and documentation of approval of proposed facilities by local sewage
enforcement officer.
7)
Sketch of future street and lot layout for the remaining land
not proposed for subdivision.
8)
Other information deemed necessary by Borough Council.
D.
Plan Submission. Minor subdivision plans shall be submitted in accordance with the plan processing procedures identified in § 22-308 of this Chapter.
E.
Plan Approval.
(1)
Plan approval shall be obtained through the procedure identified in § 22-308 of this Chapter. After Borough Council approves the minor subdivision plan, the plan shall become a final plan when the following certificates are obtained:
(a)
The signature of the registered engineer or surveyor certifying
that the plan represents a survey made by him; that the monuments
shown thereon exist as located; and that the dimensional and geodetic
details are correct.
(b)
The signature of the subdivider certifying his adoption of the
plan and any changes thereto.
(c)
The signature of the Borough Secretary certifying that Borough
Council has approved the minor subdivision plan and any changes thereto
on the date shown.
[Ord. 7-2005, 7/13/2005]
A preliminary plan shall be submitted for all proposed subdivisions
not eligible for submission as a minor subdivision and for all applicable
land developments. Applicants submitting a preliminary plan shall
conform to the following standards:
A.
Existing and Proposed Features.
(1)
Within 100 feet of any part of the land being subdivided or
developed, the plan shall show the following information:
(a)
Property lines, existing buildings, present use and current
owners.
(b)
The location of any lots or areas which shall contain a use
or uses other than residential.
(c)
The location, names, width (both cartway and right-of-way),
radii and surface conditions of existing and proposed alleys and streets.
(d)
All roads, parking facilities and pedestrian ways (including
the total number of parking spaces).
(e)
The location and size of all watercourses and the boundaries
of flood-prone areas (not limited to the regulatory flood elevation,
where applicable).
(f)
The location of existing and proposed flood or erosion protective
facilities.
(g)
The location and size of existing and proposed sanitary sewers,
manholes, storm sewers and inlets.
(h)
The location and size of existing and proposed utilities above
and below ground (e.g., electric facilities, fire hydrants, gas mains,
water lines and other utilities).
(i)
Man-made structures and natural features which may affect the
potential layout of lots and buildings, including steep slopes (over
15%), marshland and other topographical features.
(j)
The plan shall contain a cross-section and center-line profile
for each proposed or widened cartway shown on the preliminary plan,
including the profile for proposed sanitary sewers and storm drains,
showing manholes, inlets and catch basins.
(2)
Within the land to be subdivided or developed, the plan shall
show the following:
(a)
The location and character of existing and proposed buildings,
including those existing buildings to be demolished as well as those
to be retained, and the net lot area of the parcel.
(b)
A conceptual site utilization layout defining the general location
of all proposed uses and activities, and the area of the total tract
devoted to each use or group of uses, if applicable.
(c)
The density and/or intensity of use, including the bedroom mix,
if applicable.
(d)
The location, names, widths and other dimensions of existing
and proposed streets, including center-line courses, distances and
curve data, paving widths, curblines, rights-of-way and curbline radii
at intersections and street location tie-ins by courses and distances
to the nearest intersection of existing and proposed streets and alleys.
(e)
The plan shall show measured distances from the center line
of existing and proposed streets to existing and proposed buildings,
to existing and proposed trees and plantings, and to control points
and monuments.
(f)
For proposed streets, the plan shall show tentative grades to
an existing street at a point 400 feet beyond the boundaries of the
site.
(g)
The plan shall show all building setback lines with distances
from the right-of-way line.
(h)
The location and size of existing and proposed sanitary sewers,
manholes, storm sewers and inlets.
(i)
The location and size of all watercourses and boundaries of
flood-prone areas (not limited to the regulatory flood elevation,
where applicable).
(j)
Contour lines at vertical intervals of five feet, except for
floodprone areas which shall be shown at intervals of two feet and
for relatively level tracts which may be shown at lesser intervals
as determined by the Borough Engineer. In no case shall the contour
interval exceed 100 feet horizontally. Where reasonably practicable,
data shall refer to known, established elevations or to the U.S.G.S.
datum.
(k)
The location and size of utilities above or below the ground,
e.g., electric facilities, fire hydrants, gas mains, waterlines.
(l)
Man-made structures or natural features which limit the potential
layout of buildings and lots, and including tree masses, marshland,
steep slopes (over 15%), and other topographical features. Specifications
for required improvements and changes to be effected upon the existing
terrain or existing structures thereon.
(m)
The location and size of any area to be used for common open
space/recreation purposes or common facilities.
(n)
The location and placement of accessory structures and facilities.
(o)
The location and size of all soil types, if requested by the
Borough Engineer or Planning Commission.
(p)
All covenants, deed restrictions or easements, including land
to be dedicated or reserved for future road widening or other public
or common use.
(q)
When a preliminary plan covers only a part of the owner's entire
holding, a sketch shall be submitted of the prospective street and
lot layout for the remaining area of the tract.
(r)
Documentation of approval by the Borough sewage enforcement
officer of any proposed on-site sewage facilities, where applicable.
(s)
The depth of the water table shall be noted on the plan or in
a separate report, along with the location of test borings, where
applicable.
(t)
Other information deemed necessary by Borough Council.
B.
Flood-Prone Areas.
(1)
Within flood-prone areas, all subdivision and land development
plans shall be drawn to assure that:
(a)
Proposals are consistent with the need to minimize flood damage;
(b)
Public utilities and facilities, such as sewer, gas, electrical
and water systems, are located and constructed to minimize or eliminate
flood damage; and
(c)
Adequate drainage is provided so as to reduce exposure to flood
hazards.
(2)
Where the subdivision or land development lies partially or
completely in a flood-prone area, or where the subdivision or land
development borders on a flood-prone area, the plan shall include
detailed information giving the location and elevation of existing
and proposed streets, water supply and sanitary facilities, building
sites, structures, soil types and proposed floodproofing measures.
Such plan shall also show contour lines as described in § 22-306(A)(2)(j)
of this Chapter, and identify accurately the boundaries of the flood-prone
area and the base flood elevation. When floodproofing measures are
proposed for a structure within a flood-prone area, a registered professional
engineer or architect shall certify that the floodproofing measures
are adequate to meet the requirements of this Chapter and other Borough
ordinances.
(3)
The developer shall provide proof that adequate precautions
against flood damage have been taken with respect to the within a
flood-prone area.
(4)
A copy of all plans for new construction in flood-prone areas
shall be submitted by the Borough to the Montgomery County Conservation
District for review and comment prior to the issuance of a building
permit. The recommendations of the Conservation District shall be
considered by the Borough Council for possible incorporation into
the proposed plan.
C.
Certificates. Upon approval, the preliminary plan must show:
[Ord. 7-2005, 7/13/2005]
Applicants submitting a final plan shall conform to the following
standards:
A.
Drafting Standards. The same standards shall be required for a final plan as for a minor or preliminary plan stated in § 22-304. All lettering and lines should be drawn so as to still be legible should the plan be reduced to half size.
B.
Information to be Shown. The plan, which shall include all portions
of an approved preliminary plan, shall show:
(1)
A title, as required for a preliminary plan.
(2)
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 10,000.
(3)
The names of abutting owners; names, locations, widths and other
dimensions of all roads, including center-line courses, distances
and curve data; descriptive data of ultimate right-of-way line, so
that a single deed may be drawn to the appropriate authority for the
dedication of roads by the subdivider, developer or builder.
(4)
Evidence should be provided that the plans are in conformance with the Borough Zoning Ordinance [Chapter 27] and other applicable Borough ordinances and regulations.
(5)
In any instance, where such plans do not conform, evidence shall
be presented which identifies the special exceptions or variances
that have been authorized.
(6)
When only a portion of the tract is being reviewed relative
to subdivision or land development, but where future subdivision or
development is imminent, the applicant shall demonstrate that the
remainder of the tract or parcel may be subdivided or developed in
conformance with the existing zoning classification of land use in
a logical and satisfactory manner, as a condition of approval of his
plan.
(7)
The location, material and size of all monuments.
(8)
Building setback lines with distance from ultimate right-of-way
line.
(9)
Restrictions in the deed affecting the subdivision or development
of the property.
(10)
The location of all floodplains and steep slopes (over 15%).
C.
Perspective plans to include:
(1)
Horizontal Plan. The horizontal plan shall show details of the
horizontal layout as follows:
(a)
Information shown on the approved preliminary plan.
(b)
The beginning and end of proposed immediate construction.
(c)
Stations corresponding to those shown on the profile.
(d)
The curb elevation at tangent points or horizontal curves at
road or alley intersections and at the projected intersections of
the curblines.
(e)
The location and size of sanitary sewers and lateral connections
with distances between manholes, water, gas, electric and other utility
pipes or conduits and of storm drains, inlets and manholes.
(f)
The location, type and size of curbs and all paving widths.
(g)
The location and species of all shade trees and the location
and type of fire hydrants and streetlights.
(2)
Profiles. The profile shall be a vertical section of the road
with details of vertical alignment as follows:
(a)
Profiles and elevations of the ground along the center lines
of proposed roads.
(b)
Profiles of sanitary sewers with a profile over the sewer of
the present and finished ground surface showing manhole locations
beginning at the lowest manhole.
(c)
Profiles of storm drains showing manhole and inlet locations.
(3)
Cross-Section: The cross-section shall comply with the Borough
Engineer'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:
(a)
The road and the location and width of paving within the road.
(b)
The type, depth and crown of paving.
(c)
The type and size of curb.
(d)
When sidewalks are required, grading of the sidewalk area should
be carried to the full width of the road and slopes of cut or fill
extended, beyond the road.
(e)
The location, width, type and depth of sidewalks, when required.
(f)
The typical location, size and depths of sewers and utilities.
D.
Certificates. When approved, the record plan must show:
(1)
The signature of the registered engineer or surveyor certifying
that the plan represents a survey made by him; that the monuments
shown thereon exist as located; and that the dimensional and geodetic
details are correct.
(2)
The signature of the subdivider, developer or builder certifying
his adoption of the plan.
(3)
The signature of the Borough Secretary, certifying that the
Borough Council approved the plan on the date shown.
(4)
An empty block or space at least 3 1/2 inches wide by two
inches tall shall be included on the plan for the Montgomery County
Planning Commission (MCPC) stamp and seal. Included in this stamp
area should be reference to the MCPC file number.
[Ord. 7-2005, 7/13/2005]
The following plan processing procedures shall be followed by
all applicants for approval of a subdivision or land development plan:
B.
An applicant shall submit not less than 14 copies of each plan to
the Borough Secretary.
C.
Each plan, whether sketch, minor subdivision or minor land development,
preliminary or final, shall be filed one at a time; no subsequent
plans shall be filed until a decision on the preceding plan has been
reached.
D.
When the decision reached concerning an application for approval
of a specific plan results in a denial of the plan, then the applicant,
when and if he should reapply requesting approval of the plan, shall
do so in accordance with the plan sequence outlined herein and the
additional procedures below.
E.
Applications for approval of a subdivision or land development plan
shall be received by the Borough Secretary. Submittal and processing
fees for plans and specifications for such plans shall accompany the
applications.
F.
The applicant, or his agent, shall be required to appear in person
at the Borough Hall in order to make application for approval of a
plan and file plans therewith.
G.
Formal application shall be received at least 30 calendar days in
advance of the next regular meeting at which Borough Planning Commission
consideration is requested. All applications for approval of a plan
shall be acted upon by the Borough Council and such decision shall
be communicated to the applicant, in writing, not later than the prescribed
time period after the date of formal application as is required for
such response.
H.
When submitting a plan for consideration, the applicant must provide
evidence that all necessary variances have been granted by the Zoning
Hearing Board.
I.
All applications must conform to the use regulations of the zoning
district prior to submission for consideration.
J.
Schedule of Plan Processing Steps.
(1)
Applications for subdivision or land development, accompanied
by 14 copies of the proposed plan, shall be received at the Borough
Hall by the Borough Secretary.
(3)
A cursory examination of the plan will be conducted to ensure
basic compliance with the plan submission requirements of this article.
(4)
The Borough Secretary shall distribute copies of the plan to
the following persons, agencies or groups:
(a)
Montgomery County Planning Commission, along with appropriate
fee (one).
(b)
Borough Zoning Officer (one).
(c)
Borough Planner (one).
(d)
Borough Engineer (one).
(e)
Borough Solicitor (one).
(f)
Borough Sewer Authority (one).
(g)
Building Inspector (one).
(h)
Borough Police Department (one).
(i)
Borough Fire Marshal (one).
(j)
Borough Planning Commission (five).
(5)
Application for approval of a subdivision or land development
plan shall be placed on the agenda of the next Borough Planning Commission
meeting following formal submission of the application and, upon receipt
by the Borough Secretary of the recommendations of the Montgomery
County Planning Commission, Borough Planning Commission and Borough
Engineer, shall be placed on the next meeting agenda of Borough Council.
(6)
Recommendations of the Montgomery County Planning Commission
shall be submitted to the Borough Council no later than 45 days from
the date stamped on the plan.
(7)
The Borough Council shall require the applicant to submit copies
of all necessary permits from those governmental agencies from which
approval is required by federal or state law.
(8)
The Borough Council shall act on the plan within 90 days of
the date stamped on the plan. The following optional consequences
shall result from action by the Council:
(a)
If the Council approves the plan, the Borough Secretary will
so certify thereon and two copies of the approved plan will be forwarded
to the applicant. The applicant would then resubmit four copies of
the approved plan (two paper copies and two Mylar copies) for seal
and signature. All final plans will be signed by the Borough Council
President, Borough Secretary and Borough Engineer.
(b)
The Council may conditionally approve a plan, in which case
the applicant shall appear at a subsequent Council meeting to demonstrate
compliance with the conditions stipulated.
(c)
If the Council disapproves the plan, the Borough Secretary will
notify the applicant, in writing, of the defects in the application,
will describe the requirements which have not been met, and shall
cite the provisions of state law or Borough ordinance relied upon.
(9)
Approval will be effective for a period of three years, unless
extended by the Council. Where final approval is preceded by preliminary
approval, the three-year period shall be counted from the date of
preliminary approval. No subsequent change or amendment of 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 such approval within three years from such approval.
(10)
When deemed desirable, the applicant may be requested to agree,
in writing, to an extension of the time prescribed, herein, in which
case the Council, when rendering its decision, shall communicate it
to the applicant prior to the termination of the extended time period.
(11)
The approval of a subdivision or land development plan near
or within the flood-prone area shall not constitute a representation,
guarantee or warranty of any kind by the municipality, or by any official
or employee thereof of the practicability or safety of the proposed
plan and shall create no liability upon Conshohocken, its officials,
or employees. The degree of floodproofing intended to be provided
by this Chapter is considered reasonable for regulatory purposes and
is based on engineering and scientific methods of study. This Chapter
does not imply that areas outside flood-prone areas or subdivisions
or land developments permitted within such areas will always be totally
free from flooding or flood damage.
[Ord. 7-2005, 7/13/2005]
Upon approval of a final plan of subdivision or land development,
the applicant shall within 90 days of such final approval record such
plan in the office of the Recorder of Deeds of Montgomery County,
Pennsylvania. The approved final plan shall bear the signatures of
the appropriate Borough officials, indicated in § 22-308(J)(8)(a),
and the review stamp of the Montgomery County Planning Commission,
prior to recording.
