The standards, requirements, and procedures contained in this
article shall govern the submission and processing of all applications
for subdivisions and/or land developments in the Township.
[Amended 9-16-2009 by Ord. No. 09-9-1]
All major subdivisions and land developments must comply with the following procedures. The steps described in Subsections F through H are required. The steps described in Subsections A through E are optional, but strongly encouraged. These steps must be followed sequentially and may be combined only at the discretion of the Township. Each step is more fully described in §§ 215-12 through 215-18.
B.
Existing Resources and Site Analysis (ER/SA) Plan, in accordance with § 215-13 (required for preliminary plan and strongly encouraged for sketch plan).
D.
Pre-sketch plan conference (if sketch plan is submitted), in accordance with § 215-15 (optional). This may be combined with the site visit, at the discretion of the Planning Commission.
E.
Sketch plan submission and review, in accordance with § 215-16 (optional, but strongly recommended).
F.
Preliminary plan submission and review, in accordance with § 215-17; approved, disapproved or approved with conditions.
H.
Board signatures, if approved.
[Amended 9-16-2009 by Ord. No. 09-9-1]
A preapplication meeting is encouraged, but not required. This
meeting between the applicant, the site designer and the Township
(and/or the Township's planning consultant) is useful to introduce
the applicant to the municipality's zoning and subdivision regulations
and procedures, to discuss the applicant's objectives, and to
schedule site inspections, meetings and plan submissions as described
below. Applicants are encouraged to present the existing resources/site
analysis plan, described below, at this meeting.
[Amended 9-16-2009 by Ord. No. 09-9-1]
For all subdivisions and land developments, an ER/SA plan shall
be prepared to provide the applicant and the municipality with a comprehensive
analysis of existing conditions, both on the proposed development
site and within 100 feet of the site. Conditions beyond the parcel
boundaries may be described on the basis of existing published data
available from governmental agencies and from aerial photographs.
A.
The purpose of this plan is to familiarize officials with existing
conditions on the applicant's tract and within its immediate
vicinity, and to provide a complete and factual reference at the site
visit.
B.
The ER/SA plan must be provided prior to or at the site visit, and
forms the basis for the design shown on the preliminary plan (or the
sketch plan, if submitted).
[Added 9-16-2009 by Ord. No. 09-9-1]
A.
After preparing the ER/SA plan, the applicant is strongly encouraged
to arrange for a site visit by the Planning Commission and other municipal
officials and consultants, and shall distribute copies of the ER/SA
plan at the site visit. Applicants, their site designers and the landowner
are encouraged to accompany the Planning Commission. The purpose of
the site visit is to familiarize local officials with the property's
existing conditions and special features, to identify potential site
design issues and to provide an informal opportunity to discuss site
design concepts, including the general layout of open space or greenway
land (if applicable) and potential locations for proposed buildings
and street alignments.
B.
The site visit shall be an advertised meeting, in accordance with the definition of "public meeting" in Article II.
C.
Comments made by municipal officials or their staff and consultants
are only suggestions. No formal recommendations will be offered and
no official decisions will be made at the site visit.
[Added 9-16-2009 by Ord. No. 09-9-1]
Following the site inspection and if a sketch plan is to be submitted, the applicant is encouraged to meet with the Planning Commission to discuss the findings of the site visit and to develop a mutual understanding on the general approach for subdividing and/or developing the tract. Conservation subdivisions shall be designed in accordance with the four-step design process described in § 215-80 of this chapter. At the discretion of the Planning Commission, this conference may be combined with the site visit.
[Added 9-16-2009 by Ord. No. 09-9-1]
It is recommended that the applicant submit a sketch plan as
a basis for informal discussion with the Planning Commission and,
as appropriate, the Board, as to the intended use and arrangement
of a proposed subdivision or land development. A sketch plan submittal
is strongly recommended for applicants submitting proposals with preserved
open space or greenway land, such as conservation subdivisions. Submission
of a sketch plan does not constitute a formal application, nor does
it vest any rights for the applicant.
A.
Purpose.
(1)
The sketch plan phase provides the applicant with an opportunity to ask questions about such topics as interpretation of ordinance language and conceptual design issues. This phase also provides the Township with an opportunity to become acquainted with the project and to express concerns that may surface about such issues as ordinance compliance and community impact. The chief value of this phase is that important design issues can be considered and clarified at the conceptual design stage before significant drafting, design, engineering and agency review funds are expended. The provision of a sketch plan is particularly critical for conservation subdivisions that are required to undergo the four-step design process described in § 215-80.
(2)
In the case where only a portion of the property is currently under
an active proposal, the Planning Commission may request the sketch
plan to show how a tract of land may be further subdivided or developed.
The plan should show a logical and efficient pattern of roads, lots
and/or buildings, as appropriate for the type of plan proposed. The
plan should not be obviously impractical or questionable for reasons
of floodplain, steep slopes, and relationships to other properties
or other site planning considerations. The plan should be shown on
the preliminary plan for the subject site in the form of a reduced-scale
inset drawing, although larger-scale drawings are encouraged for review
and discussion purposes.
(3)
The sketch plan shall have no legal standing with regard to future
plan approvals, but shall be considered as a guide for future development.
B.
Sketch plan submission and review.
(1)
Ten copies, or more as needed, of a sketch plan meeting the requirements set forth in Subsection C of this section shall be submitted to the municipal Secretary during business hours for distribution to the Board, the Planning Commission, the Municipal Planner, the Municipal Engineer and applicable municipal advisory boards, at least 14 calendar days prior to the Planning Commission meeting at which the sketch plan is to be discussed.
(2)
The sketch plan delineates a conceptual layout for building sites, street alignments, stormwater management facilities, and open space or greenway land (if applicable) and must be based closely upon the information contained in the existing resources/site analysis plan. For conservation subdivisions, the sketch plan must be designed in accordance with the four-step design process described in § 215-80 and with the design review standards listed in Subsection B(3) below.
(3)
Sketch plan review standards. The Planning Commission will review
the sketch plan in accordance with the criteria contained in this
chapter and with other applicable ordinances of the municipality.
Its review will informally advise the applicant of the extent to which
the proposed subdivision or land development conforms to the relevant
standards of this chapter, and may suggest possible plan modifications
that would increase its degree of conformance. Its review will include
but is not limited to:
(a)
The location of all areas proposed for land disturbance (streets,
foundations, yards, sewage disposal systems, stormwater management
areas, etc.) with respect to notable features of natural or cultural
significance as identified on the applicant's existing resources/site
analysis plan, the Township open space plan and on the Township's
Map of Potential Conservation Lands;
(b)
The potential for street connections with existing streets,
other proposed streets, or in potential developments on adjoining
parcels;
(c)
Building layout;
(d)
When open space or greenway land are provided:
(e)
The location of proposed access points along the existing road
network;
(f)
The proposed building density and impervious coverage;
(g)
The compatibility of the proposal with respect to the objectives
and policy recommendations of the Regional Comprehensive Plan and
the Township Open Space Plan; and
(4)
The Planning Commission will submit its comments to the applicant
and the Board; provided, however, that failure of the Planning Commission
to submit comments shall not be deemed to be an approval of any application
or to vest any rights in the applicant.
(5)
(6)
The sketch plan may be submitted by the Board to the County Planning
Commission for unofficial review and comment.
(7)
The Planning Commission may request the applicant to submit additional drafts of the sketch plan to ensure that its comments have been properly incorporated into the revised plan. This request will be included in the comments described in Subsection B(4) above.
(8)
Nothing contained herein, nor the failure of the Planning Commission
or the Board, or both, to proceed or act in accordance with this section,
shall be deemed to be a decision with respect to any subdivision or
land development plan or to vest any rights in the applicant.
C.
Sketch plan content. A sketch plan shall be drawn legibly and to scale. To facilitate the fullest possible response from the Planning Commission, the applicant is encouraged to submit the existing resources/site analysis plan described in § 215-13, which must, in any case, be submitted at preliminary plan stage. At a minimum, the applicant should submit:
(1)
Name and address of the applicant and of the applicant's engineer,
surveyor, planner, architect, or landscape architect, as applicable.
(2)
Location map with approximate tract boundaries sufficient to locate
the tract on a map of the Township.
(3)
Context map described in § 215-17E. An aerial photograph with property lines indicated may be used.
(4)
Entire tract boundary and total acreage.
(5)
Basic zoning requirements including approximate developable land
calculations, density, and, if applicable, open space or greenway
land requirements.
(6)
Municipality(ies) in which the subdivision or land development is
located.
(7)
Scale (not greater than one inch equals 200 feet), North arrow, and
date of plan preparation. Dimensions of the plan need not be exact
at this stage.
(8)
Streets on and adjacent to the tract (both existing and proposed).
(9)
Floodplains and wetlands, if known.
(10)
Physical and cultural features including fields, pastures, meadows,
wooded areas, trees with a diameter 24 inches or more, hedgerows and
other significant vegetation, rock outcrops, soil types, ponds, ditches,
dumps, storage tanks, existing utilities, streams within 200 feet
of the tract, existing rights-of-way and easements, and cultural features
such as all structures, foundations, walls, wells, ruins, trails and
abandoned roads.
(11)
Topography at five- to ten-foot intervals, based on USGS datum.
Prohibitive steep slopes (over 25%) and precautionary steep slopes
(15-25%).
(12)
A schematic layout indicating a general concept for land conservation
and development. This layout shall be at the same scale as the existing
resources/site analysis plan and may be prepared as an overlay on
that plan.
(a)
In the case of land developments, proposed location of buildings
and major structures, driveways, parking areas and other improvements.
(b)
In the case of conservation subdivisions, the layout must be designed in accordance with the four-step design process set forth in § 215-80.
(c)
Proposed general street and lot layout.
(d)
Approximate building envelopes.
(13)
General description of proposed method of water supply, sewage
disposal, and stormwater management. Approximate locations of such
facilities.
(14)
Statement clearly indicating the plan as "Sketch Plan."
(15)
Any additional information the applicant believes will help
explain the proposal.
[Added 9-16-2009 by Ord. No. 09-9-1[1]]
This section contains the requirements for preliminary plans
for subdivisions and/or land developments in terms of drafting standards,
basic information, site context, existing features and site analysis,
and proposed features.
A.
Ten copies, or more, as needed, of the preliminary plan shall be
submitted to the Township Secretary, in person, by the applicant or
applicant's agent, at the Township Office during normal Township
business hours.
B.
Drafting standards. Plans shall be professionally prepared in compliance
with the following:
(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,
24 inches by 36 inches, or 30 inches by 42 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., one of five, etc.).
(4)
Reduced scale key plan:
(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. Match lines shall be shown.
(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.
C.
Basic information. All preliminary plans shall show the following
basic information:
(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.
(12)
Description and documentation 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)
Parcel number and block/unit number of all parcels involved.
(18)
Deed book and page numbers for all parcels involved.
(19)
After initial submission, the Montgomery County Planning Commission
(MCPC) review number (six digits found in the MCPC review letter).
(20)
An empty block or space at least 32 inches wide by two inches
tall for the Montgomery County Planning Commission (MCPC) "Reviewed"
stamp.
(21)
A two-inch-wide margin on the left edge of the plan for the
purpose of binding in a record volume.
(22)
A note shall be shown on the plan which states "Preliminary
Plan–Not To Be Recorded."
D.
Site context map. A map showing the location of the proposed subdivision
or land development within its neighborhood context shall be submitted.
(1)
For sites under 100 acres, such maps shall be at a scale not less
than one inch equals 200 feet, and shall show the relationship of
the subject property to natural and man-made features existing within
1,000 feet of the site. For sites of 100 acres or more, the scale
shall be one inch equals 400 feet, and shall show the above relationships
within 2,000 feet of the site.
(2)
The features to be shown on a Site Context Map include:
(a)
Topography (from the most current USGS maps).
(b)
Streams and watercourses, drainage basins and sub-basins.
(c)
Wetlands (from the most current maps published by the U.S. Fish
& Wildlife Service or the USDA Natural Resources Conservation
Service).
(d)
Woodlands over 1/2 acre in area (from aerial photographs).
(e)
Ridge lines.
(f)
Public roads, trails, utility easements, pipelines and rights-of-way.
(g)
Public land and land protected under conservation easements.
(h)
Zoning district lines and boundaries.
(i)
Existing property lines.
(j)
Names of owners of all properties and the names of all subdivisions.
(3)
The above information may be superimposed on an aerial photograph.
E.
Existing resources/site analysis (ER/SA) plan. Within the tract proposed
for subdivision and/or land development, and within 100 feet of the
tract boundaries, the following information shall be shown on the
preliminary plan:
(5)
Water-related features, including:
(a)
Existing well locations: in use, capped, or abandoned.
(b)
Location and delineation of lakes, ponds, streams, ditches,
drains, and natural drainage swales.
(c)
Wetlands as evident from testing, visual inspection, or the
presence of wetland vegetation.
(d)
Watercourses, springs and vernal pools.
(e)
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.
(f)
Watershed boundaries.
(6)
Vegetation.
(a)
Vegetative cover conditions according to general cover type,
including cultivated land, meadow, pasture, old field, hedgerow and
woodland. Vegetative types shall be described by plant community,
relative age and condition.
(b)
Location, size, species, and condition of trees 24 inches in
caliper or greater.
(c)
The actual canopy line of existing trees and woodlands.
(d)
The principal species of dominant trees within woodlands.
(7)
Locations and limits of natural features which may affect the locations
of proposed streets or buildings, including:
(8)
Soil series, types and phases, as mapped by the USDA Natural Resources
Conservation Service in the published soil survey for Montgomery County,
and accompanying data tabulated for each soil relating to its suitability
for construction and, in unsewered areas, for septic suitability.
The following soil types shall be specifically identified:
(9)
Topography.
(a)
Contours at a vertical interval of not more than two feet, determined
from photogrammetric or on-site survey data for land with average
slope of 10% or less, and at intervals of not more than five feet
for land with average slope exceeding 10%. Ten-foot intervals interpolated
from USGS published maps are permissible beyond the parcel boundaries.
(b)
Precautionary slopes 15–25%.
(c)
Prohibitive slopes over 25%.
(d)
Ridgelines.
(10)
Other man-made features, including:
(a)
Location, size, use, and configuration of existing buildings
and driveways, labeled "To Remain" or "To Be Removed," as applicable.
(b)
Location and description of existing buildings and other structures
within 100 feet of the tract boundaries.
(d)
Historically significant sites or structures, including, but
not limited to, ruins, foundations, cellar holes, stone walls, earthworks
and burial sites. Historical resources identified in the Regional
Comprehensive Plan and the Township Historical Resource Inventory.
(e)
Trails that have been in public use (pedestrian, equestrian,
bicycle), or are proposed on a Township or county open space plan.
(f)
The location and extent of scenic views into the property from
public roads and public parks. Significant scenic or long-distance
views out from the property shall also be delineated.
(g)
Site features or conditions such as hazardous waste, dumps,
underground tanks, active and abandoned wells, quarries, landfills,
and sand mounds.
(11)
Streets, trails, utility corridors and other public infrastructure
planned or proposed in local, regional or county plans or Official
Maps.
F.
Proposed features. Within the tract proposed for subdivision and/or
land development, the following information shall be shown on the
preliminary plan:
(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.
(g)
Common use areas, including:
(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.
(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:
(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. Certification as to adequate volume and purity of available water shall be submitted in accordance with the requirements of Chapter 261, Article I, Well Drilling.
(f)
Finished floor elevations of proposed buildings.
(3)
Cross-sections, profiles, structural designs. The following shall
be provided:
(a)
A representative 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 interval 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.
G.
Other requirements:
(1)
Sewage planning module, where applicable, and Wastewater Treatment and Disposal Feasibility Report, as required in § 215-48B.
(2)
Erosion and sedimentation control plan.
(3)
Stormwater management plan.
(4)
Impact statements.
(b)
When required by the Board, typically in cases involving large
subdivision and land development proposals (with more than 25 lots)
or smaller development plans where the Board believes that potential
impacts could be significant, the preliminary plan submission shall
include one or more of the following studies to assist in determination
of the impact of the application upon municipal services and facilities:
(5)
Where permits are required, such as from PennDOT and DEP, completed
applications for same.
(6)
Preliminary community association document.
(a)
A community association document, also known as a homeowner's
association document or a condominium association document, shall
be provided for all subdivision and land development applications
which propose lands or facilities to be used or owned in common by
all the residents of that subdivision or land development and not
deeded to the municipality. Such document shall be in compliance with
the Pennsylvania Uniform Planned Community Act (as to a homeowners'
association document) or the Pennsylvania Uniform Condominium Act
(as to a condominium association document), as the case may be.[2]
[2]
Editor's Note: See 68 Pa.C.S.A. § 5101 et seq. and
68 Pa.C.S.A. § 3101 et seq., respectively.
(b)
The elements of the community association document shall include,
without limitation, the following:
[1]
A description of all lands and facilities to be owned by the
community association. This description shall include a map of the
proposal indicating the precise location of those lands and facilities.
[2]
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
[3]
A declaration of covenants, conditions, and restrictions, giving
perpetual easement to the lands and facilities owned by the community
association. The declaration shall be a legal document, which also
provides for automatic association membership for all owners in the
subdivision or land development and shall describe the mechanism by
which owners participate in the association, including voting, elections,
and meetings. Furthermore, it shall give power to the association
to own and maintain the common property and to make and enforce rules.
[4]
A process for transition of control of the community association
from the developer to the unit owners.
[5]
Statements describing how the lands and facilities of the community
association will be insured, including limit of liability.
[6]
Provisions for the dissolution of the community association,
in the event the association should become unviable.
(c)
Disclosure of the community association document shall be provided
to all prospective lot buyers/owners at the time of agreement of sale
and shall be referenced on the deeds for all lots within the subdivision.
[Amended 9-16-2009 by Ord. No. 09-9-1]
All final plans for subdivisions and/or land developments shall
consist of two basic parts, the improvements construction plan and
the record plan, and shall comply with the requirements of this section.
A.
Improvements construction.
(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 all improvements
including, but not limited to, 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 shall
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, PennDOT, 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 Improvements 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.
[4]
Final community association document (applicable to conservation
subdivisions). The final community association document shall be consistent
with the terms of preliminary plan approval and modified as necessary
to reflect the proposal for final approval.
[5]
Final plan for maintenance and operation of common facilities
and greenway land. The final plan for maintenance and operation of
common facilities and greenway land shall be consistent with the terms
of preliminary plan approval and modified as necessary to reflect
the proposal for final approval.
[6]
An easement restricting greenway land in perpetuity against
further subdivision or development shall be executed between the landowner
and the municipality or a qualified land conservancy acceptable to
the municipality.
B.
Record plan content requirements.
(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,
24 inches by 36 inches, or 30 inches by 42 inches. All lettering and
lines shall 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:
(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 10,000.
(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, greenway land, 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 275, 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.
C.
Certifications. When approved, the record plan must show:
(1)
The signature and seal of the registered 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 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.
(4)
An empty block or space at least 32 inches wide by two inches tall
for the Montgomery County Planning Commission (MCPC) stamp and seal,
located along the right-hand edge of the plan.
[Amended 1-11-1999 by Ord. No. 99-3; 9-16-2009 by Ord. No. 09-9-1]
(For sketch plans, refer to § 215-16B.)
A.
Preliminary plans. Ten or more hard copies, as needed, of the preliminary
plan shall be submitted to the Township Secretary, in person, by the
applicant or applicant's agent, at the Township office during
normal Township business hours. A digital copy shall also be submitted.
(1)
The Township Secretary or Zoning Officer will conduct a cursory review
of the application, administrative forms, and plan to ensure that
the submission appears to be complete, and then stamp the plan with
the plan submission date.
(2)
The application for submittal and review of the plan shall be placed
on the agenda of the next regularly scheduled meeting of the Township
Planning Commission following the plan submission date.
(3)
The Township Secretary shall distribute copies of the plan to the
following for review and recommendations:
(4)
Upon completion of its review of the plan, which will include consideration
of recommendations from the Township Engineer, Montgomery County Planning
Commission, and other technical advisors as may be needed, the Township
Planning Commission shall communicate its recommendation(s) to the
Board of Supervisors.
(5)
The Board of Supervisors shall have a ninety-day time period to act
on the plan unless the applicant has agreed in writing to an extension
of the time period.
(6)
The ninety-day time period shall be measured from the date of the
next regularly scheduled Township Planning Commission meeting following
the plan submission date.
(7)
If the next regularly scheduled Township Planning Commission meeting
occurs more than 30 days following the plan submission date, then
the ninety-day time period shall be measured from the 30th day following
the plan submission date. If an extension of the ninety-day time period
is applied, it shall be measured from the expiration of the original
ninety-day period. A time extension shall postpone the deadline and
effects of the ninety-day time period for the additional number of
days agreed to in writing.
(8)
The Board of Supervisors shall consider the plan application at one
or more of its public meetings during the ninety-day time period and/or
extension thereof, if applicable, and shall render a decision on the
plan following receipt of the recommendations of the Township Planning
Commission, Township Engineer, Montgomery County Planning Commission,
and/or other technical advisors, as requested.
(9)
Provided, in accordance with the Pennsylvania Municipalities Planning
Code,[1] that the Board of Supervisors shall not approve an application
until the Montgomery County Planning Commission report of its recommendations
is received, or until the expiration of 30 days from the date the
application was forwarded to the county.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(10)
In accordance with the policy of the Montgomery County Planning
Commission, the thirty-day review period shall begin on the date the
application is received by the Commission.
(11)
When the Board of Supervisors makes a decision on a preliminary
plan, one of the following procedures will be followed, depending
on the type of decision:
(a)
Denial. If the Board denies approval in terms as filed by the
applicant, then the written notification to the applicant shall specify
the defects found in the application and describe the requirements
which have not been met, and shall cite the provisions of the statute
or ordinance relied upon.
(b)
Approval. If the Board approves a plan in terms as filed by
the applicant, then the Township Secretary will so certify thereon,
and two copies of the approved plan will be forwarded to the applicant.
The applicant shall then submit two paper copies of the approved plan
for Township seal and signature.
(c)
Approval subject to conditions.
[1]
If the Board approves a sketch or preliminary plan subject to
specific conditions, then those conditions shall be accepted in writing
by the applicant; otherwise, the plan shall be denied approval. Therefore,
the written notification to the applicant shall:
[a]
Specify the conditions of approval and request
the applicant's written agreement to the conditions.
[b]
State that the application will be denied if the
applicant does not agree to the conditions, and specify the defects
found in the application, describe the requirements which have not
been met, and cite the provisions of the statute or ordinance relied
upon for denial of the plan.
[c]
State that the plan approval shall be rescinded
automatically upon the applicant's failure to accept or reject
the conditions within 30 days following the decision by the Board
of Supervisors to grant conditional approval.
[2]
Following submission of written agreement to the conditions
specified by the Board, the applicant shall submit two paper copies
of the plan which show compliance with the conditions, by plan revision
or notation, for Township seal and signatures.
[Amended 9-16-2009 by Ord. No. 09-9-1]
Within 90 days following final plan approval, the applicant
shall record the final plan in the Office of the Recorder of Deeds
of Montgomery County.
A.
In accordance with the Pennsylvania Municipalities Planning Code,[1] whenever final plan approval is required by a municipality,
the Recorder of Deeds shall not accept any plan for recording unless
it contains the official approval of the municipal governing body
and certification of review by the County Planning Commission.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B.
Prior to recording, the applicant shall present the municipally approved
plan to the Montgomery County Planning Commission for its stamp and
seal, with one paper copy made available to the County Planning Commission
for its files.
C.
The applicant shall submit one Mylar and one paper copy of the plan
to the Township for its records.
[Amended 1-11-1999 by Ord. No. 99-3; 9-16-2009 by Ord. No. 09-9-1]
Minor subdivision plans, as defined in this chapter, shall be
submitted and processed in accordance with the standards and requirements
in this section. Minor subdivisions shall include lot line adjustments,
simple conveyances, and subdivisions that would create not more than
three lots from one existing parcel.
A.
Minor subdivision plan requirements.
(1)
Drafting standards.
(a)
The plan shall be drawn to a standard engineering scale not
exceeding 100 feet to the inch.
(b)
Sheet size shall be 15 inches by 18 inches, 18 inches by 30
inches, 24 inches by 36 inches, or 30 inches by 42 inches, appropriately
related to the scale of the drawing. All sheets shall be the same
size and be numbered relative to the total number of sheets (i.e.,
1 of 5, etc.).
(c)
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.
(2)
Basic information. All minor subdivision plans shall show the following
basic information:
(a)
Name of the minor subdivision.
(b)
Name and address of the applicant.
(c)
Name and address of any other property owner involved in the
proposal.
(d)
Name, address and professional seal of the individual that prepared
the plan.
(e)
Date of preparation of the plan, a descriptive list of revisions
to the plan, and the revision dates.
(f)
North point and scale.
(g)
Location plan showing the relationship of the subject tract
to the surrounding road network and major physical features.
(h)
The entire boundary lines of all lots involved in the proposal,
with bearings, distances and lot areas.
(i)
A list of the basic dimensional requirements of the applicable
zoning district.
(j)
A legend sufficient to distinguish clearly between existing
and proposed conditions.
(k)
Notes sufficient to describe the proposed subdivision and which
land areas are to be transferred as a result of the proposal.
(l)
Parcel identification number and block and unit number of all
involved parcels, from Montgomery County Board of Assessment data.
(m)
The Montgomery County Planning Commission plan review file number,
if known (e.g., 98-627), and disclosure of any prior subdivision application(s)
if the subject parcel was part of a subdivision processed within the
most recent ten-year period.
(3)
Existing and proposed features to be shown on the plan.
(a)
For all minor subdivision plans:
[1]
Existing features.
[a]
Streets bordering or crossing the tract, showing
name, right-of-way and cartway widths, and surface conditions.
[b]
Locations of sanitary and/or storm sewer lines,
and water supply lines within the property(ies) and up to 100 feet
beyond the tract boundaries.
[c]
Locations of any natural or man-made features within
the property(ies) and up to 100 feet beyond the tract boundaries that
may affect the developability or usefulness of the land, including
the following:
[i]
All watercourses, wetlands, and limits of flood-prone
areas based on FEMA studies or other engineering determinations;
[ii]
Riparian corridor boundaries;
[iii]
On-lot sewage disposal systems and wells;
[iv]
Contours obtained from USGS maps or more accurate
methods;
[v]
Location and description of existing buildings,
other structures, and driveways, labeled "To Remain" or "To Be Removed,"
as applicable;
[vi]
Outer limits of tree masses;
[vii]
Rock outcroppings, quarries, ravines and/or sink
holes; and
[viii]
Soil types, including names, mapped limits,
and significant limitations, such as high water table or shallow bedrock.
[d]
Location, type and ownership of major utilities,
such as pipelines and electric transmission lines, both above and
below ground, with notes describing:
[e]
Areas subject to deed restrictions or easements.
(b)
Additional information for specific types of plans.
[1]
For lot line adjustments:
[a]
The lot line proposed to be adjusted, as it currently
exists, shown as a dashed line, labeled "Lot Line to be Removed."
[b]
The lot line as it is proposed to be after adjustment,
drawn using the standard lot line delineation at a heavier line weight
than the other lot lines, and labeled "Proposed New Lot Line."
[c]
Any existing physical features of the site which
are involved in the decision to adjust the line.
[d]
Any existing and/or proposed features which will
be directly affected by the lot line adjustment, including lot width
and building setbacks.
[2]
For simple conveyances:
[a]
A plan of the land to be conveyed, drawn in a manner
which makes it easily noticeable.
[b]
The area of the land being conveyed. This area need not satisfy the dimensional requirements for lotting in the district in which it is located, nor the street frontage requirements of Chapter 275, Zoning, provided that it shall be deed restricted so that it may not be transferred independent of the lot to which it is being functionally added by the process of simple conveyance.
[c]
The areas of the resulting lots before and after
the conveyance.
[d]
Any existing and/or proposed site features which
will be directly affected by the conveyance.
[3]
For all other minor subdivision plans:
[a]
Sewage planning module or exemption.
[b]
The Pennsylvania Department of Transportation (PennDOT),
Department of Environmental Protection (DEP), or other required permits.
[c]
Erosion control plan or, if single-family detached
dwelling lots, a note on the plan designating responsibility for an
erosion control plan to the lot owner.
[d]
A certification from a licensed inspector that
all existing on-lot sewage disposal systems are functioning properly.
B.
Minor subdivision plan submission and review procedure.
(1)
All minor subdivision plans shall be considered to be preliminary plans for submission and review purposes, and shall comply with the requirements of § 215-19, Plan processing and review procedures. Minor subdivision plans shall comply with § 215-21, Minor subdivision plan requirements, and are not required to comply with § 215-17, Preliminary plan content requirements.
(2)
When a minor subdivision plan qualifies for approval, or for approval subject to conditions in accordance with § 215-19A(11)(c), the minor subdivision plan may be granted concurrent preliminary and final plan approvals, provided that the plan includes the final plan certifications required by § 215-18C.
(3)
A minor subdivision plan is not required to include an improvements construction plan as required by § 215-18A(1), but must include a record plan as required by § 215-18B.
(4)
A minor subdivision plan which will require access to a state highway shall provide a reference to the PennDOT permit number or a note pursuant to Pennsylvania Municipalities Planning Code, Section 508(6), 53 P.S. § 10508(6), on the plan, as required by § 215-18A(2)(d)[1].
C.
Disqualifications. The Board of Supervisors may require preliminary plan submission in compliance with § 215-17 in place of a minor subdivision plan submission when conditions warrant, upon the written recommendations of the Township Planning Commission or Engineer, for reasons that may include the following:
(1)
If the existing lot was part of an approved subdivision proposal
during the five years previous to the current application.
(2)
If the proposal will involve significant stormwater and/or erosion
control issues, as determined by the Township Engineer.
(3)
If the set of plans requires more than three sheets (drawings).
