[Ord. No. 837,
§ 400, 9-8-1980]
A subdivider, developer or builder may submit a tentative sketch
plan to the township engineer and planning agency for informal discussions
and suggestions as a basis for the preparation of the application
plan. The minimum requirements of such plan shall show zoning requirements,
the property lines, location plan, north point, existing topography,
proposed lot layout and street configurations, scale, boundaries,
and acreage of site.
[Ord. No. 1038, § 3, 5-14-1990; Ord. No. 1356, §§ 1
and 2, 9-10-2001; Ord. No. 1554, 3-14-2011]
A plan prepared by a registered engineer or land surveyor to
a scale of not less than one (1) inch to one hundred (100) feet detailing
thereon, as a minimum, the following:
401.1.
Location and Identification. Each plan shall provide:
A.
A title consisting of the name of the subdivision or land development,
the name and address of the subdivider, developer or builder, and
the registered engineer or land surveyor who developed the plan;
B.
The name of the municipality;
C.
The date of preparation of the plan, scale in equation form
and graphic form, north point, and all subsequent revision dates;
D.
The area of the tract with boundaries shown in metes and bounds;
E.
The plan shall include the zoning requirements including the
applicable lot size and yard requirements. The plan shall also show
the requirements of any other township ordinance, if any, on both
the land to be subdivided and adjacent land;
F.
A location map relating the subdivision or site to be developed
to at least three (3) existing intersections of township streets;
G.
A legend sufficient to indicate existing and proposed conditions.
401.2.
Existing and Proposed Features:
A.
A plan shall show the following information for areas within
two hundred (200) feet of any part of the land being subdivided or
developed:
1.
When requested by the Township Engineer, the location, names,
width (both cartway and right-of-way), radii and surface conditions
of existing and proposed alleys and streets;
2.
The location and size of all watercourses, and the boundaries
of floodplain;
3.
The location of existing and proposed flood or erosion protective
facilities;
4.
The location and size of existing sanitary and storm sewers;
5.
The location, size and ownership of existing utilities above
and below ground, i.e. electric facilities, telephone lines, cable
television lines, fire hydrants, gas mains and water mains;
6.
The location and character of existing buildings, man-made structures,
and natural features which have a significant impact on the affected
sites;
7.
Areas subject to deed restriction;
8.
Names of all owners of immediately adjacent lands.
B.
Within the land to be subdivided or developed, the plan shall
show the following information:
1.
The location, names, widths, and other dimensions, including
center line courses, distances and curve data, paving widths, curb
lines, right-of-way and curb line radii at intersections, and street
location tie-ins by courses and distances to the nearest intersection
of existing and proposed street and alleys;
2.
The location and size of existing sanitary and storm sewers,
including on-site systems;
3.
The location and size of all watercourses and boundaries of
floodplain;
4.
Slopes, over fifteen (15) per cent, shall be plotted and designated
as such on the plan;
5.
Existing and proposed contours at vertical intervals of five
(5) feet;
6.
The location and type of soil conditions as per the Montgomery
County Soil Survey, 1967, or by other survey reports prepared by qualified
agencies or firms, including a description of each soil type and the
limitations of the soils for on-lot sewage disposal and erosion resistance
levels;
7.
Any area within the land to be subdivided or developed to be
used for open space or recreation purposes;
8.
Areas subject to deed restrictions;
9.
The location, character and elevation of existing buildings;
the location, species, and size of trees standing alone and the outer
limits of tree masses; the location of quarries, marshland and other
topographical features which may affect the location of proposed streets
or buildings;
10.
Any other man-made or natural features having a significant
impact on the ability of the applicant to subdivide or develop the
land in question.
401.3.
Proposed Road and Lot Layout. The plan shall show:
A.
The layout of all streets, alleys, sidewalks and walkways including
names of streets, widths of cartways and rights-of-way, and locations
of street monuments;
B.
The layout and dimensions of all lots, the net lot area of each,
and the lot numbers;
C.
Any land to be dedicated for public or common use;
D.
When requested by the Township Engineer, grades of existing
roads to a point two hundred (200) feet beyond the boundaries of the
subdivision or land development.
E.
The location and size of sanitary sewers and storm drains proposed
to serve the subdivision or development, including supporting calculations
for the design of the sanitary and storm facilities;
F.
All building setback lines with distances from the street line;
G.
Those lots or areas designated for a use or uses other than
residential;
H.
Existing buildings located on the land being subdivided, the
buildings to be demolished, as well as those to be preserved;
I.
The number of acres being subdivided, the number of lots created,
the type and number of buildings and their character, the lineal feet
of new streets, the lineal feet of streets to be widened, and the
average lot sizes;
J.
Where an application plan covers only a part of the owner's
entire holding, a tentative sketch layout of the prospective streets
and lot layout for the remaining area of the tract;
K.
A traffic impact study, when required by Section 902 hereof;
L.
Where the subdivision or land development lies partially or
completely in a floodplain, or where the subdivision or land development
borders on a floodplain, the plan shall include detailed information
identifying the following:
1.
Location and elevation of existing and proposed streets, water
supply and sanitary facilities, building sites, structures, soil types,
and proposed floodproofing measures;
401.4.
Proposed Improvements. The plan shall show:
A.
The location of each proposed or widened cartway, proposed sanitary
sewers, water mains, storm drains, etc., showing manholes, inlets,
and catch basins and designating easements over private property required
for public improvements outside of the right-of-way;
B.
Typical cross section of proposed street paving including the
location of curb and sidewalk within the right-of-way;
C.
Preliminary design of any bridges, culverts or other structures
and appurtenances which may be required;
D.
The storm water management procedures to be used.
401.5.
Water Supply. The plan shall show and make provision for reliable,
safe and adequate water supply to support the intended uses within
the capacity of available resources.
401.6.
Fire Prevention. The plan must meet the requirements of the
Plymouth Township Fire Prevention and Protection Code and all referenced
NFPA documents and the most recent adopted edition of the International
Fire Code. If there is a conflict between the Subdivision and Land
Development Ordinance or the Fire Prevention and Protection Code,
and any referenced NFPA documents and/or the International Fire Code,
the stricter requirement will apply.
A.
Drafting Standards. The same standards shall be required for an improvement
construction plan as for an application plan, except that the horizontal
scale of the plan and profile shall be at least fifty (50) feet to
the inch and the vertical scale of the plan shall be two (2), four
(4), five (5) or ten (10) feet to the inch, whichever is most appropriate.
B.
Information to be Shown. The plan, based on the approved application
plan, shall contain sufficient information to provide working plans
for the construction of proposed streets, or any portion thereof,
including all appurtenances, sewers and utilities, from one existing
or approved street to another, or in the case of a cul-de-sac, to
its turnaround. This information should include:
1.
Horizontal plan. The horizontal plan shall show the following details
of the horizontal layout:
(a)
All information required for the approved application plan;
(b)
The beginning and end of proposed initial construction;
(c)
Stations corresponding to those shown on profile;
(d)
The curb elevation at tangent points or horizontal curves at
road or alley intersections and at the projected intersections of
the curb lines;
(e)
The location and size of sanitary sewers, lateral connections,
water mains with distances between manholes, gas, electric and other
utility pipes or conduits, storm drains, inlets and manholes;
(f)
The location, type and size of curbs and all paving widths;
(g)
The location and type of fire hydrants and street lights;
(h)
The location and widths of all driveways.
2.
Profiles. The profile plan shall show the following details of the
horizontal layout:
(a)
Profiles and elevations of the ground along the center lines
of proposed streets;
(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 locations, swales,
ditches, etc.;
(d)
Profiles of water mains.
3.
Cross section. A typical cross section shall show the following details
of road grading and construction:
(a)
The ultimate right-of-way width and the width of the cartway;
(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, carried
to the full width of the ultimate right-of-way, with slopes of cut
or fill extended beyond the ultimate right-of-way;
(e)
The location, width, type and depth of sidewalks, when required;
(f)
The typical location, size and depths of sewers and utilities.
4.
Additional information. The following additional information shall
be submitted with the improvement construction plan:
(a)
Copies of all required local, state and federal permits including,
where applicable, Montgomery County, Pennsylvania Department of Transportation,
Department of Environmental Resources, for drainage, stream alteration,
dams, erosion and sedimentation control, air pollution, or sanitary
sewage facilities;
(b)
All engineering calculations which support the proposed improvements
including, where applicable, drainage calculations, sanitary facility
design calculations, and structural calculations.
[Ord. No. 1038, § 3, 5-14-1990]
A.
Drafting Standards. The same standards shall be required for a record
plan as for an application plan and, in addition, for recording purposes
the plans shall be placed on sheet sizes of 15 by 18, 18 by 30 or
24 by 36 inches. All lettering and lines should be drawn so as to
be legible should the plan be reduced.
B.
Information to be Shown. The plan, which shall include all information
shown on the approved application plan, shall show additionally:
1.
Courses and distances sufficient for the legal description of all
the lines shown on the plan with an error of closure not greater than
one part in 3,000;
2.
Names of abutting owner; names, locations, widths and other dimensions
of all roads, including center line courses, distances and curve data;
descriptive data of street lines not parallel with or concentric with
a center line, 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;
3.
The location, material and size of all monuments;
4.
Building setback lines, with distances from the ultimate right-of-way
line;
5.
The location of all floodplains.
C.
Certificates. When approved, the record plan must show:
1.
The signature and seal 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 notarized signature and seal of the owner and subdivider certifying
adoption of the plans;
3.
Certification by Township Engineer that plan complies with all conditions
of approval and that improvements have been installed or guaranteed;
4.
The signature of the Chairman of Council and Township Secretary,
certifying approval by Council on the date shown;
5.
Certification of special exceptions or variances granted by Zoning
Hearing Board;
6.
Certification by a registered land surveyor that a survey of the
property was completed.
8.
The record
plan shall be accompanied by an electronic version of the complete
plan in pdf format.
[Ord. No. 1601, § 1, 5-11-2015]
[Ord. No. 1321, § 2, 4-10-2000]
Applicants submitting a land development plan shall be required
to show the following information, in addition to the applicable information
required by sections 401 and 403 of this article:
404.1.
Man-made features for the use of two or more prospective occupants;
404.2.
Lot size, floor area or gross leasable floor area, where applicable;
404.3.
Zoning classification and applicable standards with which compliance
is necessary for final approval;
404.4.
Density and/or intensity of use, including the bedroom mix,
where applicable;
404.5.
Total building coverage and the area of the total tract devoted
to each use or group of uses, where applicable;
404.6.
Location and placement of accessory structures and facilities;
404.7.
All roads, parking facilities and pedestrian ways (including
the total number of parking spaces);
404.8.
Areas of common open space or facilities;
404.9.
A conceptual site utilization layout defining the general location
of all proposed uses and activities;
404.10.
Specifications for required improvements and changes to be affected
upon the existing terrain or existing structures thereon.
[Ord. No. 1356, § 3, 9-10-2001]
Where public improvements are involved, the subdivider or developer
shall be required to submit an "as built plan" of the subdivision,
certified as correct by a registered professional engineer or a certified
land surveyor, prior to dedication of the public improvements and
release from the performance bond or its equivalent and the subdivision
or land development agreement. Such plan shall show:
