[Ord. 512, 3/26/1990, § 14-6.1]
The plan shall show or be accompanied by the following information:
1.
Drafting Standards.
A.
No plan shall be smaller than that provided by a scale of 100 feet
to the inch and shall be accurate to within one part in 300.
B.
Dimensions shall be in feet and decimals and bearings in degrees,
minutes and seconds.
C.
The plan shall show the courses and dimensions of the boundary line
survey of the entire land to be subdivided or developed. The survey
shall not have an error of closure greater than one part in 2,500.
D.
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 numbered to show its relation to the total number of sheets in
the plan, as "Sheet No. 1 of 5 sheets."
2.
Location and Identification.
A.
A title consisting of the name and address of the subdivider, developer
or builder and the registered engineer or surveyor or qualified planner.
B.
The name of the Township and subdivision or development.
C.
The date, scale and North point.
D.
The entire tract boundary with bearings and distances.
E.
A key map relating the subdivision to at least three existing intersections
of Township roads.
3.
Existing Features.
A.
Existing features within 400 feet of any part of the land being subdivided
or developed: the location, names, widths, radii and surface conditions
of existing streets and alleys, and those shown on the Township official
plan of streets and alleys, the location of watercourses, floodplains,
sanitary sewers, storm drains, utilities above or below the ground
and other similar features.
B.
Existing features within the land to be subdivided or developed:
the location, names, widths and other dimensions, including center-line
courses, distances and curve data, paving widths, curblines, right-of-way
and curbline radii at intersections and street location tie-ins by
courses and distances to the nearest intersection of existing and
planned streets and alleys, and the location and size of existing
sanitary sewers and storm drains, watercourses and drainage flows,
floodplains, location and size of utilities above or below the ground
and recreational areas.
C.
Contours at vertical intervals of five feet, or in the case of relatively
level tracts, at such lesser intervals as may be necessary for study
as determined by the Planning Commission or Township Engineer. In
no case shall the contour interval exceed one 100 feet horizontally.
Where reasonably practicable, data shall refer to known, established
elevations or to United States Coast and Geodetic Survey datum. Steep
slopes, over 15% as delineated in the soil survey, shall be plotted.
D.
Location and character of existing buildings: the location, species
and size of trees standing alone (over six inches caliper measured
at breast height); outer limits of tree masses; the location of quarries,
marshland and land subject to inundation; and other topographical
features which may affect the location of proposed streets or buildings.
E.
Measured distances from the center line of streets to buildings and
large trees standing alone.
F.
The depth of the water table noted on the plan or in a separate report
along with the location of the test borings. When percolation tests
are required, the location of the test holes shall be indicated.
G.
Zoning requirements or requirements of any Township ordinance or
resolution on and adjacent to the land to be subdivided or developed.
4.
Proposed Street and Lot Layout.
A.
The layout of streets, alleys and crosswalks, including names and
widths of cartway and ultimate right-of-way.
B.
The layout and dimensions of lots and net area.
C.
A reference to any land to be dedicated for public use.
D.
Tentative grades to an existing street or to a point 400 feet beyond
the boundaries of the subdivision or development.
E.
The location and size of sanitary sewers and storm drains.
F.
All building setback lines.
G.
Indication of any lots in which a use of other than residential is
intended.
H.
When there are existing buildings located on the land being subdivided
or developed, the buildings that are to be demolished shall be indicated.
I.
A statement on the plan shall show the number of acres being subdivided
or developed, the number of lots, the type of buildings, the character
of buildings, linear feet of new streets, linear feet of streets to
be widened and average lot size.
5.
Proposed Improvements.
A.
Tentative cross sections and center-line profiles for each proposed
or widened street shown on preliminary plan, including profiles for
proposed sanitary sewers and storm drains, showing manholes, inlets
and catch basins.
B.
Preliminary design of any bridges, culverts or other structures and
appurtenances which may be required.
6.
Flood-Prone Areas.
A.
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
identifying the following:
(1)
The location and elevation of existing and proposed streets,
water supply and sanitary facilities, building sites, structures,
soil types and proposed floodproofing measures.
8.
Haul Route and Responsibility for Damage to Township Roads. The applicant
shall show on the preliminary plan the designated haul route to be
used for the delivery of all supplies and materials to the job site.
The haul route must be approved by the Township, and any violations
during the course of construction will be considered to be a violation
of this chapter. At the time of the start of construction, the Township
Engineer shall evaluate the Township road system which is part of
the haul route and shall again evaluate the haul route at the time
of acceptance of dedication of the development public improvements.
Any damages caused to the Township roads that are part of the haul
route shall be paid by the applicant to the Township. The decision
of the Township Engineer shall be final with respect to the damage
caused and estimated cost of repair.
[Ord. 512, 3/26/1990, § 14-6.2; as amended by Ord.
524, 12/31/1991]
1.
Construction Improvement Plan.
A.
Drafting Standards. The same standards shall be required for an improvement
construction plan as for a preliminary plan, except that the horizontal
scale of the plan and profile shall be 40 feet to the inch and the
vertical scale of the profile shall be four feet to the inch.
B.
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
shown on the approved preliminary plan, from one existing or approved
street to another or, in the case of a cul-de-sac, to its turnaround,
and shall include:
(1)
Horizontal Plan. The horizontal plan shall show details of the
horizontal layout as follows:
(a)
Information shown on the preliminary plan pertaining to the
street to be constructed.
(b)
The beginning and end of the proposed immediate construction.
(c)
Stations corresponding to those shown on the profile.
(d)
The elevation of the curb at tangent points on horizontal curves
at street 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, of 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 widths of paving.
(g)
The location and species of street shade trees and location
and type of fire hydrants and streetlights.
(2)
Profile. The profile shall be a vertical section of the street
with details of vertical alignment as follows:
(a)
Profiles and elevations of the ground along the center lines
of proposed streets.
(b)
A profile of sanitary sewers with a profile over the sewer of
the present and finished ground surface showing manhole locations
with stations beginning at the lowest manhole.
(c)
A profile of the storm drain showing manhole locations.
(3)
Cross Section. The cross section shall comply with Township
standards and specifications as minimum requirements. It shall show
a typical cross section across the street or alley with details of
grading and construction as follows:
(a)
The location and width of paving.
(b)
The type, depth and crown of paving.
(c)
The type and size of curb.
(d)
When sidewalks are required, grading of sidewalk area should
be carried to the full width of the right-of-way and slope cut or
fill extended beyond the right-of-way.
(e)
The location, width, type and depth of sidewalks, when required.
(f)
Typical location, size and depth of sewers and utilities.
2.
Record Plan.
A.
Drafting Standards. The same standards shall be required for a record
plan as for preliminary plan, and, in addition, for recording purposes
the plans shall be placed on sheet sizes of 24 inches by 36 inches,
18 inches by 30 inches or 15 inches by 18 inches. All lettering and
lines should be so drawn as to be legible if the plan should be reduced
to half size.
B.
Information to Be Shown. The plan, which may constitute a portion
only 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 2,500.
(3)
The names of abutting owners, names, locations, widths and other
dimensions of streets, including center-line courses, distances and
curve data, and location tie-ins by courses and distances to the nearest
intersections of all existing, planned and approved streets, alleys
and easements, recreational areas and other public improvements within
the land to be subdivided or developed.
(4)
All lots are to be deeded so that a single deed may be drawn
to the Township for the dedication of streets by the subdivider, developer
or builder.
(5)
Evidence that the plans are in conformity with zoning, building,
sanitation and other applicable Township ordinances and regulations.
In any instance where such plans do not conform, evidence shall be
presented that a modification has been officially authorized.
(6)
The location, material and size of monuments with reference
to them.
(7)
Building setback lines.
(8)
Restrictions in the deed affecting the subdivision or development
of the property.
C.
Certificates. When approved, the record plan must show the following
acknowledgment as applicable:
(1)
State of Pennsylvania.
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County of Montgomery
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On the __________ day of _______ 19 _____, before me the subscriber,
a notary public of the Commonwealth of Pennsylvania, residing in __________,
personally appeared __________, who acknowledged this plan to be the
official plan of the highways and property shown thereon situate in
the Township of West Norriton, Montgomery County, Pennsylvania, and
desired that this plan be recorded according to law.
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Witness my hand and notarial seal the day and year aforesaid.
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Notary Public
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My commission expires ____________________
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Recorded this ________ day of ________19_____, in the office
for the recording deeds, etc., in and for the County of Montgomery
in Norristown, Pennsylvania, in Plan Book No. __________ Page __________.
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Recorder
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I hereby certify that this plan represents a survey made by
me, that the monuments shown hereon exist as located and that all
dimensional and geodetic details are correct.
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___________________
Dated
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Registered Surveyor
| |
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I hereby certify that _____ is the registered owner of the land
herein subdivided or developed and that I do hereby adopt this plan.
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(Title)
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Submitted herewith are a complete set of construction improvement
plans marked sheet _________ through __________ which form a part
of this application, being dated _____ and last revised __________.
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Owner
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Approved by the Board of Commissioners of West Norriton Township
this _____day of_____19_____.
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President
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Secretary
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[Ord. 512, 3/26/1990, § 14-6.3]
1.
A preliminary and final plan of a plat of land development shall be required and shall be presented in conformance with the drafting standards, existing features of the land to be set forth and information to be shown as numerated in §§ 22-601 and 22-602, including the acknowledgments of this Part as they are applicable to land development plans.
2.
In addition, a land development plan shall include the following:
A.
All covenants relating to use.
B.
Man-made features for the use of two or more prospective occupants.
C.
The lot size.
D.
Zoning classification and applicable standards with which compliance
is necessary for granting final approval.
E.
The type of dwelling.
F.
The density and/or intensity of use.
G.
The lot coverage.
H.
The use of the development.
I.
The location and placement of accessory structures and facilities.
J.
Streets, pedestrian ways and parking facilities.
K.
Common open space.
L.
Public facilities.
M.
A site utilization scheme.
N.
Specifications for required improvements and changes to be affected
upon the existing terrain or existing structures thereon.
