[Ord. No. 342, 1/17/1990, § 300]
The standards, requirements, and procedures contained in this Part shall govern the submission and processing of all applications for subdivisions and/or land developments in the Borough, which applications shall be subject to review by the Borough Council and Borough Planning Commission, as defined in Part 2 of this chapter.
[Ord. No. 342, 1/17/1990, § 301]
1.
All applications for subdivision and/or land development shall be
classified as tentative sketch plans, preliminary plans, final plans,
or minor plans, as further regulated herein.
A.
Tentative Sketch Plans.
(2)
Required. Applicants are required to submit tentative sketch
plans in the following cases:
(a)
To accompany a preliminary plan submission, where only a portion
of the property is currently proposed for subdivision or land development.
The tentative sketch plan shall show how the immediate proposal fits
logically with an overall plan for the entire site.
(b)
When a parcel of land is proposed for subdivision into 10 or more lots, or when a parcel of land of five or more acres is proposed for, development. In these cases, tentative sketch plans shall be formally submitted according to the procedures for preliminary plans in § 22-305 of this Part, but need only include the information required under § 22-303, Subsection 3, of this Part. Action must be taken on a required tentative sketch plan prior to submission of a preliminary plan.
B.
Preliminary Plans. A preliminary plan is required to be submitted for all proposals for subdivision and/or land development, except for those which qualify as minor plans, in accordance with the requirements of § 22-305, Preliminary Plan Submission Requirements, and § 22-306, Preliminary Plan Submission and Review Procedure.
C.
Final Plans. A final plan is required to be submitted for all proposals for subdivision and/or land development, except for those which qualify as minor plans, in accordance with the requirements of § 22-307, Final Plan Submission Requirements, and § 22-308, Final Plan Submission and Review Procedure.
[Ord. No. 342, 1/17/1990, § 302]
1.
Purposes. The purposes served by a tentative sketch plan are as follows:
A.
To inform the Borough of an applicant's intent to subdivide and/or
develop a property, and graphically show the concepts and extent of
the proposal.
C.
To show how a tract of land may be further subdivided or developed
in cases where only a portion of a property is currently under an
active proposal.
(1)
This plan shall show a logical and efficient pattern of roads,
lots, and/or buildings, as appropriate for the type of plan proposed,
and shall not be acceptable if it proposes lotting or development
which is obviously impractical or questionable for reasons of floodplains,
steep slopes, relationships to other properties, or other site planning
constraints.
(2)
This plan shall 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)
This plan shall have no legal standing with regard to future
plan approvals but shall be considered as a guide for future development.
2.
It is to the applicant's advantage to show as much of the requested
information as possible. Although the Borough Planning Commission
will discuss any plan presented, a lack of significant information
may result in little useful guidance to the applicant.
3.
Tentative Sketch Plan Information. A tentative sketch plan should
be drawn legibly and to a standard engineering scale not exceeding
100 feet to an inch, but it need not be a precisely surveyed or engineered
plan, and it should show the following information:
A.
The entire tract boundary and total acreage.
B.
Existing and proposed streets, lots and buildings.
C.
Approximate building envelopes.
D.
Significant physical features such as floodplains, steep slopes,
woodlands, and existing structures.
E.
Contour lines at five- to ten-foot intervals.
F.
Approximate locations for stormwater control basins, if necessary.
G.
Location plan showing the relationship of the subject tract to the
surrounding road network and major physical features.
H.
North point and scale.
I.
Name and address of the owner.
J.
Name and address of the engineer, surveyor or architect, as applicable.
K.
Any additional information which the applicant believes will help
explain the proposal.
[Ord. No. 342, 1/17/1990, § 303]
1.
This review procedure is intended to facilitate a cooperative effort
between the Borough and the applicant to resolve significant subdivision
and/or land development issues prior to the preparation of preliminary
plans.
A.
The applicant shall make a request to the Borough Manager to be scheduled
on the meeting agenda of the Borough Planning Commission for an informal
discussion of the tentative sketch plan.
B.
The applicant or his representatives shall appear as scheduled at
the meeting to explain the plan and to discuss the issues identified
by the Planning Commission. The applicant should be prepared to discuss
significant issues including, but not limited to:
C.
The Borough Planning Commission may make suggestions and recommendations
to the applicant during the meeting at which the plan is discussed.
These need not be presented in writing to the applicant; however,
they should be summarized in the minutes of the Borough Planning Commission
for reference.
(1)
Recommendations regarding noncompliance with Borough ordinance
requirements and/or planning policies must be implemented by the applicant
in the form of plan revisions.
(2)
Recommendations and suggestions in the form of preferences or
alternatives should be seriously evaluated by the applicant prior
to further plan processing.
D.
If a proposal is large or complex, the Borough Planning Commission
may defer completing its comments and recommendations until it has
consulted its technical advisors. However, the Planning Commission
will try to expedite this informal review process.
E.
Applicants may present alternative tentative sketch plans at one
meeting or may present alternatives at subsequent meetings, provided
that appropriate agenda time has been scheduled in advance.
F.
When the Borough and applicant have resolved the major concepts involved
in the proposal, the applicant should proceed to preliminary plan
submission.
[Ord. No. 342, 1/17/1990, § 304]
1.
This section contains the requirements for preliminary plans for
subdivisions and/or land developments in terms of drafting standards,
basic information, existing features, and proposed features, and is
written in a checklist format.
A.
Checklist Format. This section or copies of it may be used as a checklist
by the applicant and/or the Borough to ensure completeness of plan
submissions. The following standard responses should be marked for
each required item:
(1)
() means the required item has been satisfactorily provided
for plan submission purposes. It does not signify compliance with
any other requirement of this Part.
(2)
(X) means the required item has been omitted or is incorrectly
or inadequately represented on the plan. These items must be added
to the plan in order to qualify the plan for submission.
(3)
(NA) means the required item is not applicable to the subject
plan, and need not be shown. This response is intended for features
which are not found on the subject site, not proposed as part of the
improvements or which specify more detail than is necessary for review
of the plan. The Borough Council shall have final authority to determine
whether or not the NA response is appropriate in any particular case.
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, or 24 inches by 36 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)
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. 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 of applicant.
(3)
Name, address, and professional seal of the individual or firm
which prepared the plan.
(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 land.
(12)
Description 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.
D.
Within the tract proposed for subdivision and/or land development,
and within 200 feet of the tract boundaries, the following information
shall be shown on the preliminary plan:
(5)
Water-related features, including:
(a)
Lakes, ponds.
(b)
Wetlands including swamps or marshes.
(c)
Watercourses, springs.
(d)
Flood-prone or floodplain areas (data from FEMA studies and/or
supporting hydrologic and hydraulic data for one-hundred-year flood
limits when provided independent of FEMA data, and/or Montgomery County
Soil Survey when applicable).
(6)
Other natural features, including:
(9)
Other man-made features, including:
(a)
Location, size, character, and configuration of existing buildings
labeled "To Remain" or "To Be Removed" as applicable.
(b)
Location and description of existing buildings and other structures
less than 100 feet beyond the tract boundaries.
(c)
Location, size, and ownership of utilities, both aboveground
and below ground, with a note added to describe additional setback
or development restrictions in their regard.
E.
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:
(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, including road center-line
elevations, at the contour interval of the plan.
(c)
Stormwater management and erosion control and sedimentation
facilities, including:
1)
Basins.
2)
Swales.
3)
Diffusion devices.
4)
Velocity controls.
5)
Pipe locations.
6)
Pipe sizes.
7)
Direction of flow.
8)
Gradient of flow.
9)
Inlets, catch basins, and manholes.
10)
Invert elevations.
11)
Related technical data for these facilities (may
be submitted in report form if a note on the plan references the report).
(f)
Finished floor elevations of proposed buildings.
[Ord. No. 342, 1/17/1990, § 305]
1.
The procedure contained in this section shall regulate the submission
and review of preliminary plans for subdivision and land development.
A.
Ten copies of the preliminary plan shall be submitted to the Borough
Manager in person by the applicant or applicant's agent, at the Borough
Office during normal Borough business hours.
C.
The plan submission date will be stamped on the plan, following a
cursory review of the plan, only if the plan shows basic compliance
with the requirements of this Part.
D.
The Borough Manager shall distribute copies of the plan to the following
for review and recommendations:
(1)
Borough Planning Commission.
(2)
Borough Council.
(3)
Borough Engineer.
(4)
Montgomery County Planning Commission, along with the required
review fee and request for review.
(5)
Borough Solicitor, other Borough boards or officials, sewer
and/or water authorities, and/or other technical consultants as needed.
E.
The application for approval of the preliminary plan shall be placed
on the agenda of the next regularly scheduled meeting of the Borough
Planning Commission no less than 10 days following the plan submission
date.
F.
Upon completion of its review of the preliminary plan, which should
include consideration of the timely recommendations of the Borough
Engineer, Montgomery County Planning Commission, and other technical
advisors when requested, the Borough Planning Commission shall communicate
its recommendations to the Borough Council.
G.
The Borough Council 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.
(1)
The ninety-day time period shall be measured from the date of
the next regularly scheduled Borough Planning Commission meeting following
the plan submission date.
(2)
If the next regularly scheduled Borough Planning Commission
meeting occurs more than 30 days following the plan submission date,
then the ninety-day time period shall be measured from the 13th day
following the plan submission date.
[Amended at time of adoption of Code (see Ch. AO)]
(3)
If an extension of the ninety-day time period is applied for,
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.
H.
The Borough Council shall consider the preliminary 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 Borough
Planning Commission, Borough Engineer, Montgomery County Planning
Commission, and/or other technical advisors as requested.
(1)
Provided, in accordance with the Pennsylvania Municipalities
Planning Code, 53 P.S. § 10101 et seq., that the Borough
Council 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.
(2)
In accordance with the policies of the Montgomery County Planning
Commission, the date the application was forwarded to the County shall
be considered to be the date of the County's receipt of the request.
I.
Procedure Following Council's Decision. When the Borough Council
makes a decision on a preliminary plan, one of following procedures
will be followed, depending on the type of decision:
(1)
Denial. If the Council denies approval of a preliminary plan
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.
(2)
Approval. If the Council approves a preliminary plan, in terms
as filed by the applicant, then the Borough 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 and
two mylar or linen copies of the approved plan for Borough seal and
signature.
(3)
Approval Subject to Conditions. If the Council approves a 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.
|
Following submission of written agreement to the conditions
specified by Council, the applicant shall submit two paper copies
and two mylar or linen copies of the preliminary plan, which show
compliance with the conditions, by plan revision or notation, for
Borough seal and signatures.
|
J.
Effective Period of Approval. Approval will be effective for a period
of five years from the date of preliminary plan approval, unless extended
in writing by the Borough Council.
(1)
No subsequent change or amendment in Chapter 27, Zoning , this chapter, or other governing ordinances or plans 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 approval within that five-year period.
(2)
In the case where preliminary and final plan approval are concurrent,
the five-year period shall be measured from the date of that concurrent
approval.
(3)
In a case of a preliminary plan calling for the installation
of improvements beyond the five-year period, a schedule shall be filed
by the applicant with the preliminary plan delineating all proposed
sections as well as deadlines within which applications for final
plan approval of each section are intended to be filed.
(a)
Such schedule shall be updated annually by the applicant on
or, before the anniversary of the preliminary plan approval, until
final plan approval has been granted to the final section.
(b)
Any modification in the aforesaid schedule shall be subject
to approval of the Borough Council at its discretion.
(c)
Each section in any residential subdivision or land development,
except for the last section, shall contain a minimum of 25% of the
total number of dwelling units as shown on the preliminary plan, unless
a lesser percentage is approved by the Borough Council in its discretion.
(d)
For any section or sections, beyond the initial section, in
which the required improvements have not been substantially completed
within the initial five-year period, the protections of Subsection
1J above shall also apply to each subsequent section for an additional
term of three years from the date of final plan approval of each section.
[Ord. No. 342, 1/17/1990, § 306; as amended by
Ord. No. 374, 11/17/1993, § 4; and by Ord. No. 501, 8/15/2012]
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 Plan.
(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, five or 10 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 the proposed streets,
or any portion thereof, including all appurtenances, sewers and utilities,
and 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.
This information shall include:
(a)
Horizontal Plan. The horizontal plan shall show details of the
horizontal layout as follows:
1)
Information shown on the approved preliminary plan, including all items required by § 22-305, Subsection 1E, "Proposed Features."
2)
The beginning and end of proposed immediate 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 curb lines.
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 and type of fire hydrants and street lights.
(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 Borough'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 should
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.
(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 Borough
permits; Department of Environmental Protection 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 Improvement Construction Plan, a copy of which may be
inspected at the Borough 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)
Description of an ownership and maintenance program, in a recordable
form, that clearly sets forth the ownership and maintenance responsibility
for all temporary and permanent stormwater management facilities,
including the following:
a)
Description of the method and extent of the maintenance
requirements.
b)
When maintained by a private entity, identification
of a responsible individual, corporation, association or other entity
for ownership and maintenance. Deed covenants and restrictions must
be submitted to provide for maintenance by this entity.
c)
When maintained by a private entity, copy of the
legally binding document which provides that the Borough of Hatfield
(hereinafter the "Borough") shall have the right to:
i.
Inspect the facilities at any time.
ii.
Require the private entity to take corrective measures
and assign the private entity reasonable time periods for any necessary
action.
iii.
Authorize maintenance to be done and lien the
cost of the work against the properties of the private entity responsible
for maintenance.
d)
Where the stormwater management plan proposes that
the Borough own or maintain the facilities, a description of the methods,
procedures and the extent to which any facilities shall be turned
over to the Borough.
5)
Financial security for the completion of stormwater management facilities as set forth in § 22-503 of this chapter.
7)
When a stormwater management plan is submitted in sections,
a generalized stormwater management plan for the entire project site
shall be submitted in addition to the detailed stormwater management
plan for the proposed section. This generalized plan shall demonstrate
how the stormwater of the proposed section will relate to the entire
development. If temporary facilities are required for construction
of a section, such facilities shall be included in the submitted stormwater
management plan.
B.
Record Plan.
(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, or 24 inches by 36 inches. All lettering and lines should
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, recreation, and/or other common use areas.
6)
Other public improvements.
7)
For land development plans, all additional information pertinent
to the location 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 27, Zoning, and other applicable Borough 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 monuments with reference
to them.
(g)
Building setback lines with distances from the ultimate right-of-way
line.
C.
Certifications. When approved, the record plan must show:
(1)
The signature and seal of the registered engineer or surveyor
certifying that the plan represents his 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.
(4)
A blank space shall be provided for the stamp and seal of the
Montgomery County Planning Commission, located along the right-hand
edge of the plan, four inches square.
[Ord. No. 342, 1/17/1990, § 307; as amended by
Ord. No. 486, 5/19/2010, §§ I, II; and by Ord. No.
501, 8/15/2012]
1.
Final plans shall be submitted and reviewed in accordance with the
procedure contained in this section.
A.
A final plan for an application that has been previously granted
preliminary plan approval shall be approved by the Borough Council
when they are assured that:
(1)
The final plan conforms to the approved preliminary plan.
(2)
All engineering and other technical details have been resolved
to the satisfaction of the Borough Engineer, as evidenced by a letter
from the Borough Engineer, and to the satisfaction of other technical
advisors, when requested by the Council.
(3)
A signed recommendation is received from the Borough Planning
Commission.
(4)
All financial guarantees and legal agreements have been found
satisfactory by the Borough Council, under the review and advice of
the Borough Solicitor.
(5)
The plan complies in all respects with applicable Borough ordinances
or that appropriate variances or waivers have been granted for features
that do not comply.
(6)
All necessary permits have been obtained from the applicable
regulatory agencies, authorities or departments.
B.
A final plan for an application that has not been previously granted
preliminary plan approval may be granted concurrent preliminary and
final plan approval, in compliance with the following:
C.
Processing Steps for Applications with Previous Preliminary Approval.
(1)
Five copies of the final plan shall be submitted to the Borough
Secretary or Zoning Officer, accompanied by the Borough filing fee
and required administrative forms.
(2)
The plan submission date will be stamped on the plan and the
application for final plan approval shall be placed on the agenda
of the next regularly scheduled meeting of the Borough Planning Commission
no less than 10 days following the plan submission date.
(3)
The Borough Council 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.
(5)
The Borough Council shall consider the final plan at one or
more of its public meetings during the allocated ninety-day time period.
(6)
The Borough Council shall grant final plan approval in compliance
with Subsection 1.B of this section.
D.
When the final plan is approved, the applicant shall present four
paper prints, bearing all required acknowledgments and signatures
on behalf of the applicant, to be signed by Borough Council and the
Borough Secretary, and suitable for recording in the Montgomery County
Recorder of Deeds office, together with the date of approval and official
Borough seal. In addition, any and all plans shall be in PDF and AutoCAD
format or other electronic means acceptable to the Borough at the
time the plans are submitted for recording.
[Ord. No. 342, 1/17/1990, § 308]
The final plan shall be recorded in the office of the Recorder
of Deeds of Montgomery County within 90 days following final plan
approval. Prior to recording the applicant should present the 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.
[Ord. No. 342, 1/17/1990, § 309]
1.
Minor plans may be submitted and processed only for lot line adjustments, simple conveyances, and minor subdivision, as characterized herein, in accordance with the standards and requirements in this § 22-310.
A.
Characteristics.
(1)
Lot Line Adjustment.
(a)
A proposal between two abutting, existing, legally approved
and recorded lots.
(b)
A common lot line is proposed to be adjusted in terms of its
location or configuration.
(c)
The land area of each lot may be different after adjustment,
but the total lot areas of the two lots will be unchanged.
(d)
No alteration will occur to the perimeter boundary lines.
(e)
Neither lot will violate the applicable dimensional requirements of the Chapter 27, Zoning, as a result of the lot line adjustment.
(f)
Possible reasons for lot line adjustments include, but are not
necessarily limited to:
(2)
Simple Conveyance.
(a)
A proposal between two abutting, existing, legally approved
and recorded lots.
(b)
A portion of one lot is being divided off to be conveyed to
the owner of the abutting lot.
(c)
The land area of each lot will be different after conveyance,
but the total lot area of the two lots will be unchanged.
(d)
The lot from which the land is being conveyed must be suitable in terms of the applicable dimensional requirements of Chapter 27, Zoning, so that after conveyance, it will remain in compliance with those requirements.
(e)
The land area being conveyed need not satisfy any of the dimensional requirements applicable to lotting in the district in which it is located, nor the street frontage requirements of Chapter 27, Zoning, provided that:
1)
It is combined in common deed with the abutting lot to which
it is being added.
2)
If not combined in common deed, it shall be deed restricted
to the extent that it may not be transferred independently, but must
be transferred together with the lot to which it is being functionally
added by the process of simple conveyance.
(3)
Minor Subdivision.
(a)
A subdivision proposal which would divide one existing lot into
two lots, both of which will comply with the applicable dimensional
requirements of the zoning district in which the existing lot is located.
(b)
The existing lot has sufficient frontage on an existing, improved
public street to satisfy the applicable Borough requirements for lot
frontage and/or access to a public street for both proposed lots.
(c)
The existing lot has not been a part of an approved subdivision
proposal during the five years previous to the current application.
(d)
The subdivision will not require new road construction, road
improvements, or the extension of existing utility lines.
(e)
The proposal will not involve significant stormwater and/or
erosion control issues, as determined by the Borough Engineer.
(f)
Disqualification. The Borough Council may require standard preliminary
plan submission in place of a minor plan when conditions warrant it,
at the advice of the Borough Planning Commission or Engineer.
B.
Plans for lot line adjustment, simple conveyance, and minor subdivision
shall comply with the following submission 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, or 24 inches by 36 inches, appropriately related to the scale
of the drawing; only one sheet shall be permitted.
(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 to Be Shown on the Plan.
(a)
Name and address of the applicant.
(b)
Name and address of any other property owner involved in the
proposal.
(c)
Name and address and professional seal of the individual or
firm that prepared the plan.
(d)
Date of preparation of the plan and a descriptive list of revisions
to the plan, and the revision dates.
(e)
North point and scale.
(f)
Location plan showing the relationship of the subject tract
to the surrounding road network and major physical features.
(g)
The entire boundary lines of all lots involved in the proposal,
with bearings and distances and lot areas.
(h)
A list of the basic dimensional requirements of the applicable
zoning district.
(i)
Legend sufficient to indicate clearly between existing and proposed
conditions.
(j)
Notes sufficient to describe what is being proposed and which
land areas are to be transferred as a result of the proposal.
(3)
Existing and Proposed Features to be Shown on the Plan.
(a)
For lot line adjustments:
1)
The lot line proposed to be adjusted, as it currently exists,
shown as a dashed line, labeled "Lot Line to be Removed."
2)
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."
3)
Any existing physical features of the site which are involved
in the decision to adjust the line.
4)
Any existing and/or proposed features which will be directly
affected by the lot line adjustment.
(b)
For simple conveyances:
1)
The land area to be conveyed, drawn in a manner which makes
it readily identifiable:
a)
The lot lines defining this area shall be drawn
using the standard lot line delineation at a heavier line weight than
the other lot lines.
b)
Except that the lot line to be removed, when combining
into common deed, shall be shown as a dashed line labeled "Lot Line
to be Removed."
c)
This area shall be labeled "This area to be conveyed
to (name)."
2)
The area of the parcel being conveyed.
3)
The areas of the previously existing lots and their areas following
conveyance.
4)
Any existing physical, features of the site which may be involved
in determining the location, size, and shape of the area to be conveyed.
5)
Any existing and/or proposed site features which will be directly
affected by the conveyance.
(c)
For minor subdivisions:
1)
Existing Features.
a)
Streets bordering or crossing the tract, showing
names, rights-of-way and cartway widths, and surface conditions.
b)
Approximate locations of sanitary and/or storm sewer
lines, and water supply lines.
c)
Location of all watercourses and limits of any flood-prone
areas (data from soil survey and/or FEMA studies).
d)
Contours obtained from USGS maps.
e)
Location and description of existing buildings and
other structures labeled "To Remain" or "To be Removed," as applicable,
and location and description of existing buildings and other structures
less than 100 feet beyond the tract boundaries.
f)
Outer limits of tree masses.
g)
Locations of any natural or man-made features which
may affect the developability of the land, such as quarries, marshlands,
etc., within the property and up to 100 feet beyond the tract boundaries.
h)
Locations and descriptions of major utilities, such
as pipelines and electric transmission lines, both above and below
ground, with a note describing additional setback or development restrictions
required in their regard.
i)
Areas subject to deed restrictions or easements.
C.
Minor Plan Submission and Review Procedure.
(1)
All minor plans shall be considered to be preliminary plans for the purposes of submission for review and approval, and shall comply with the requirements of § 22-306 of this Part, Preliminary Plan Submission and Review Procedure.
(2)
When a minor plan qualifies for approval in accordance with § 22-306, Subsection 1.I(2) or (3), of this Part, the minor plan may be granted concurrent preliminary and final plan approvals, provided that the plan includes the final plan certifications required by § 22-307, Subsection 1.C, of this Part, and complies with § 22-308, Subsection 1.A(2), (3), (4), (5) and (6), of this Part.
