[Ord. 1005, 5/23/2011]
Before any land is to be subdivided or developed in accordance
with this chapter, the owner of the property, or his/her designated
agent shall apply for and secure approval of the subdivision or land
development in accordance with the procedures contained within this
Part.
[Ord. 1005, 5/23/2011]
1.
All applications for subdivision and/or land development shall be
classified as sketch plans, preliminary plans, final plans, or minor
plans, as further regulated herein.
|
Types of Submission
|
Sketch
|
Preliminary
|
Final
| |
|---|---|---|---|---|
|
Minor Plan (See § 22-310)
|
Recommended
|
May be concurrent with Final Plan
|
Required
| |
|
Subdivision/Land Development
|
Recommended
|
Required
|
Required
|
A.
Sketch Plans. Applicants are strongly encouraged, but not required, to submit a sketch plan for any subdivision or land development proposal, in accordance with the requirements of §§ 22-303 and 22-304. Submission of a sketch plan does not constitute a formal submission for approval of a subdivision or land development.
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. Preliminary plans shall be submitted in accordance with the requirements of §§ 22-305 and 22-306.
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Applicants may be required by Hatboro Borough Council to submit
plans and additional information as a part of the preliminary plan
submission where a portion of the property being proposed for subdivision
or land development could be further subdivided or developed. The
plans and additional information shall show how the immediate proposal
can fit logically into an overall plan for the entire site.
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D.
Minor Plans. Applications which qualify as minor plans may be submitted for concurrent preliminary and final plan processing and approval, in accordance with the standards and requirements of § 22-310.
E.
Other Approvals. The applicant is responsible for making the appropriate
applications for various federal, state, county and municipal permits
as appropriate.
F.
Waiver/Modification of Requirements. The Hatboro Borough Council
may grant a modification or waiver of the requirements of one or more
provisions of this chapter, if the literal enforcement of them will
exact undue hardship or is unnecessary because of peculiar conditions
pertaining to the land in question, provided that such modifications
will not be contrary to the public interest and that the purpose of
and intent of this chapter is observed or when the applicant demonstrates
that an alternative standard to a requirement set forth in the ordinance
would provide equal or superior results in furtherance of the purposes
and intent of this chapter. A written request must be made to the
Borough for consideration by the Hatboro Borough Council upon the
recommendation of the Borough Planning Commission. The Borough Planning
Commission shall have a thirty-day period to review and/or comment
to Borough Council on waiver/modification requests. The waiver/modification
request shall state the following:
(1)
Name of application for subdivision and/or land development.
(2)
Basis and facts of unreasonableness or hardship on which the
request is based.
(3)
Provision(s) of the ordinance involved.
(4)
Minimum modification or standard requested if an alternative
standard is being requested.
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All waivers/modifications granted shall be documented on the
plan with notation as to the date when they were approved by the Hatboro
Borough Council.
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G.
Pre-Application Meeting. It is recommended that any applicant considering
a land development or subdivision within the Borough meet with the
Borough Zoning Officer prior to making a formal submission.
H.
Deferral of Submission Requirements. The Borough staff may allow
the deferral of the timing of certain submission requirements from
the preliminary plan stage to the final plan stage if:
(1)
The applicant commits in a manner that is legally binding upon
the applicant and his/her successors to not construct any buildings
or improvements or major re-grading until after final plan approval.
(2)
The Borough staff determines such submission information is
not necessary to determine feasibility of the preliminary plan. Such
deferrals may include, but are not limited to, street and utility
profiles, detailed grading, and erosion and sedimentation plans.
[Ord. 1005, 5/23/2011]
1.
Purposes.
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, with a logical pattern of streets and access.
D.
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.
E.
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.
Sketch Plan Information. A sketch plan shall be drawn legible and
to scale, but it need not be a precisely surveyed or engineered plan,
and it shall show the following information:
A.
The entire tract boundary and total acreage.
B.
Existing and proposed streets, lots, buildings, and approximate building
envelopes.
D.
Significant physical features such as floodplains, steep slopes,
woodlands, and existing structures.
E.
Contour lines at intervals of no more than 10 feet.
F.
Approximate locations for stormwater control facilities, 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, if applicable.
K.
Any additional information which the applicant believes will help
explain the proposal.
L.
Current use of the subject tract and current use of each adjacent
parcel.
M.
Tax map and unit number, and parcel number of the subject tract.
[Ord. 1005, 5/23/2011]
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.
Applicant prepares sketch plan including all requirements in § 22-303, "Application for Sketch Plan," and Montgomery County Planning Commission Review Request Form.
B.
Applicant submits 15 copies of the sketch plan and 15 copies of all
supporting documentation to the Borough Zoning Officer, in person
by the applicant or applicant's agent, at the Borough Office
during normal Borough business hours. Extra copies shall be provided
if requested by the Borough.
C.
Sketch plan must be accompanied by:
(2)
Completed Borough application for sketch plan and administrative
forms.
(3)
Montgomery County Planning Commission review fee.
(4)
Montgomery County Planning Commission Review Request Form.
(5)
One electronic copy of all plans in PDF format on ISO 9660 1999
or Joliet formatted CD-R or other acceptable electronic media.
D.
The Borough Zoning Officer conducts a cursory review of the application,
administrative forms, and sketch plan to check the submission for
completeness.
E.
The Borough Zoning Officer shall immediately distribute copies of
the sketch plan and sketch plan application to:
(1)
Borough Manager/Secretary: one copy.
(2)
Borough Zoning Officer: one copy.
(3)
Assistant Borough Manager/Planner: one copy.
(4)
Borough Planning Commission: five copies.
(5)
Borough Fire Marshall: one copy.
(6)
Borough Public Works Director: one copy.
(7)
Borough Solicitor: one copy.
(8)
Borough Engineer: two copies.
(9)
Montgomery County Planning Commission, along with the required
review fee and completed review request form: one copy.
F.
The Montgomery County Planning Commission reviews the sketch plan
and prepares analysis for review by the Borough Planning Commission.
The review and recommendations of the Montgomery County Planning Commission
shall be submitted to the Borough no later than 30 days from the date
when the plans were received by Montgomery County.
G.
The Borough Zoning Officer shall schedule on the meeting agenda of
the Borough Planning Commission an informal discussion of the sketch
plan.
H.
The applicant or his representatives shall appear as scheduled at
the Borough Planning Commission meeting to explain the sketch plan
and to discuss the issues identified by the Montgomery County Planning
Commission. The applicant shall be prepared to discuss significant
issues including, but not limited to:
I.
Upon completion of its review of the sketch plan, which shall include
consideration of the timely recommendations of the Borough Engineer,
County Planning Commission, Borough Planner, Traffic Engineer, and
other technical advisors when requested, the Borough Planning Commission
may make suggestions and recommendations to the applicant during the
meeting at which the plan is discussed. These suggestions and recommendations
need not be presented in writing to the applicant; however, they should
be summarized in the minutes of the Borough Planning Commission for
reference and these should include the following:
(1)
Recommendations regarding non-compliance 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 shall be seriously evaluated by the applicant prior to
further plan processing.
(3)
Future studies or analysis that the applicant shall undertake
during the preliminary plan stage.
J.
Applicants may present alternative sketch plans at one meeting or
may present alternatives at subsequent meetings, provided that appropriate
agenda time has been scheduled in advance.
K.
After the Borough and applicant have resolved the major concepts
involved in the proposal, the applicant may proceed to preliminary
plan submission.
[Ord. 1005, 5/23/2011]
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 municipality to ensure completeness of
plan submissions.
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)
A standard sheet size shall be used (such as 12 inches by 18
inches, 18 inches by 24 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., 1 of 5, etc.).
(4)
_____
(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.
(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
the Engineer, Land Surveyor and Geologist Registration Law, 35 P.S.
§ 148 et seq., and accepted surveying and civil engineering
practices, including dimensions shown in feet and decimal fractions
thereof, and bearings shown in degrees, minutes, and seconds.
(a)
Tract boundary lines shall be the heaviest property lines.
(b)
Proposed lot lines shall be the next heaviest lines.
(c)
Possible future lots, if shown, shall be the lightest line weight,
and may be shown as dashed lines.
(d)
Property lines to be eliminated where two lots are proposed
to be joined in common deed shall be properly noted and depicted on
the boundary to be removed.
(6)
The plans must include a conversion table from English to metric
units.
C.
Basic Information. All preliminary plans shall show the following
basic information:
(1)
Name of the subdivision or land development.
(2)
Name, address and phone number of applicant.
(3)
Name, address and phone number 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 graphic and written scale.
(6)
Location plan showing the relationship of the subject tract
to the surrounding road network and major physical features. The location
plan shall be at a scale not less than 800 feet to one inch and include
features within 2,000 feet.
(7)
The entire tract boundary with bearings and distances and total
tract acreage.
(8)
A list of the basic dimensional and density requirements of the applicable zoning district, compared to the applicant's proposal including, an explanation of the calculation of area set aside for open space, impervious coverage, net buildable area, and any other design or dimension requirements spelled out in the Zoning Ordinance [Chapter 27].
(9)
Zoning classification(s) of all lands abutting the proposal.
(10)
The current use and names of all current owners of immediately
adjacent lands.
(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.
(16)
Name and address of the owner of record.
(17)
Tax block and unit number of all parcels being subdivided or
developed.
(18)
Deed book and page numbers for all parcels being subdivided
or developed.
(19)
Parcel numbers of all parcels being subdivided or developed.
D.
Existing Features 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:
(2)
Water resources, including:
(a)
Ponds.
(b)
Wetlands.
(c)
Watercourses, springs.
(d)
Flood-prone or floodplain areas including data from FEMA studies,
or other studies as determined appropriate by the Borough Engineer.
All floodplain studies shall be conducted in accordance with the provisions
of the standards for floodplain analysis included in this chapter.
(6)
(7)
Soil types, including:
(a)
The following information, based on the USDA NRCS Web Soil Survey
(http://websoilsurvey.nrcs.usda.gov/) shall be provided.
1)
Mapped limits.
2)
Soil type symbol.
3)
Tabulation of the following data:
a)
Soil type name.
b)
Soil type symbol.
c)
Slope.
d)
Hydrologic soil group.
e)
All limitations for site development specific to the type of development
proposed including, but not limited to, depth to water table, depth
to bedrock, and construction limitations.
f)
Actions or precautions to be taken to resolve the specific limitations.
E.
Proposed Features and Lotting Plan. 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)
Right-of-way widths and lines.
3)
Cartway widths.
4)
Center-line courses, distances, and curve data.
5)
Curb lines.
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.
10)
Site access points.
(b)
Layout and dimensions of all lots, including the net and lot area as defined within the Zoning Ordinance [Chapter 27].
(c)
All building setback lines.
(d)
All parking setback lines where applicable.
(e)
Proposed sidewalk or other walkway locations.
(g)
(h)
Areas for future uses, including:
1)
Road extensions.
2)
Stormwater management facilities.
3)
Additional subdivision or land development in sketch form, in accordance with the requirements of § 22-303, "Sketch Plan Submission Requirements," and in accordance with the intent of § 22-304, "Sketch Plan Submission and Review Procedure." Applicants may be required by Hatboro Borough Council to submit plans and additional information to show how the immediate proposal can fit logically into an overall plan for the entire site.
4)
Explanatory notes for such future uses.
(j)
Existing and proposed easements.
(2)
Grading and Drainage Plan. The following information shall be shown on the preliminary plan. See § 22-302, Subsection 1H, which may allow information to be submitted at the final plan stage.
(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)
Diffusion 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 preliminary plan referencing
the report.
(3)
(4)
Cross Sections, Profiles, Structural Designs. The following
shall be provided:
(a)
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 intervals 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.
F.
Additional Information. The following additional information shall
be submitted with the preliminary plan.
(1)
All required local, state, and federal permits shall be submitted
to the Borough. These permits may include, but are not limited to:
Montgomery County, PennDOT, or Hatboro road access permits; DEP permits
for drainage, stream alteration, wetlands encroachment, water quality
discharge, dams, erosion, and sedimentation control, air pollution,
or sanitary sewage facilities.
(2)
All engineering calculations which support the proposed improvements
such as drainage calculations, sanitary facility design calculations,
or structural calculations.
(3)
Certification of inspection and satisfactory functioning of
any on-lot sewage disposal system which will remain in use, in accord
with current industry and DEP standards.
(4)
Developments utilizing public water or public sewer facilities
shall provide proof that those services will be provided.
(5)
Sewage facilities plan approval from DEP, if applicable.
(6)
Recommendation of approval of the erosion and sediment control
plan from the Conservation District.
[Ord. 1005, 5/23/2011]
1.
The procedure contained in this section shall regulate the submission
and review of preliminary plans for subdivision and land development.
A.
Applicant prepares preliminary plan including all requirements in § 22-305, "Application for Preliminary Plan," and Montgomery County Planning Commission Review Request Form.
B.
Applicant submits 25 copies of the preliminary plan and 25 copies
of all supporting documentation to the Borough Zoning Officer, in
person by the applicant or applicant's agent, at the Borough
Office during normal Borough business hours. Extra copies shall be
provided if requested by the Borough.
C.
Preliminary plans must be accompanied by:
(2)
Completed Borough application and administrative forms.
(3)
Montgomery County Planning Commission review fee.
(4)
Completed Montgomery County Planning Commission Review Request
Form.
(5)
One electronic copy of the entire preliminary plan submission
in PDF format on ISO 9660 1999 or Joliet formatted CD-R or other acceptable
electronic media.
D.
The Borough Zoning Officer conducts a cursory review of the application,
administrative forms, and preliminary plan to check the submission
for completeness.
E.
The Borough Zoning Officer shall immediately distribute copies of
the preliminary plan and preliminary plan application to:
(1)
Borough Manager/Secretary: one copy.
(2)
Borough Zoning Officer: one copy.
(3)
Assistant Borough Manager/Planner: one copy.
(4)
Borough Council: eight copies.
(5)
Borough Planning Commission: five copies.
(6)
Borough Fire Marshall: one copy.
(7)
Police Chief: one copy.
(8)
Borough Public Works Director: one copy.
(9)
Borough Solicitor: one copy.
(10)
Borough Engineer: two copies.
(11)
Traffic Engineer: two copies.
(12)
Montgomery County Planning Commission, along with the required
review fee and completed review request form: one copy.
(13)
Any other technical consultants as needed.
F.
At the same time that the preliminary plan submission is made to
the Borough, the applicant shall also make submission to the Montgomery
County Planning Commission. Applicant is advised to contact the agency
for its individual requirements with regard to preliminary plans,
applications, fees, etc. The Borough shall be copied on all correspondence
to outside review agencies.
G.
The Montgomery County Planning Commission reviews the preliminary
plan and prepares analysis for review by the Borough Planning Commission.
The review and recommendations of the Montgomery County Planning Commission
shall be submitted to the Borough no later than 30 days from the date
when the plans were received by Montgomery County Planning Commission.
H.
The application for review of the preliminary plan shall be placed
on the agenda of the next regularly scheduled meeting of Borough Planning
Commission following the plan submission date provided that plans
are received 15 working days prior to that date.
I.
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, Borough Planner,
Traffic Engineer, and other technical advisors when requested, the
Borough Planning Commission shall communicate its recommendations
to the Hatboro Borough Council.
J.
The Hatboro Borough Council shall have a ninety-day time period to
act on the preliminary 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 30th day
following the plan submission date.
(3)
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
prior to the last scheduled Borough Council meeting within the ninety-day
plan review period.
K.
The Hatboro 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 preliminary plan following receipt of the recommendations of
the Borough Planning Commission, Borough Engineer, County Planning
Commission, and/or other technical advisors as requested.
(1)
Provided, in accordance with the Pennsylvania Municipalities
Planning Code, that 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 Montgomery County Planning Commission.
(2)
In accordance with the policies of the Montgomery County Planning
Commission, the date the application was forwarded to Montgomery County
shall be considered to be:
L.
Procedure Following Borough Council's Decision. When Borough
Council makes a decision on a preliminary plan, one of the following
procedures will be followed, depending on the type of decision:
(1)
Denial. If Borough Council denies approval of a preliminary
plan, 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 for the denial.
(2)
Approval. If Borough Council approves a preliminary plan, 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 of
the approved plan for Borough seal and signature.
(3)
Approval Subject to Conditions. If Borough Council approves
a preliminary plan, conditioned upon the performance of any act or
the obtaining of any other approval or permit by the applicant, the
applicant shall be given the opportunity to accept or reject the conditions
within a ten-day period. The approval of the plan shall be rescinded
automatically without action of Borough Council, within 10 days of
the date at which conditional approval was granted, upon either the
applicant's failure to execute the written acceptance or upon
rejection of such conditions by the applicant. Written notice will
be provided to the applicant in the following manner:
(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 and application.
(c)
State that the preliminary plan approval shall be rescinded
automatically upon the applicant's failure to accept or reject
the conditions within 10 days following the decision by Borough Council
to grant conditional approval.
(d)
The applicant is responsible to offer to grant any written extensions
that may be required by the Pennsylvania Municipalities Planning Code,
53 P.S. § 10101 et seq.
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Following submission of written agreement to the conditions
specified by the Board, the applicant shall submit two paper copies
of the preliminary plan, which show compliance with the conditions,
by plan revision or notation, for Borough seal and signatures.
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(4)
Written notification of Borough Council's decision shall
be communicated to the applicant personally or be mailed to the applicant's
last known address not later than 10 days following the decision.
M.
Effective Period of Approval. Changes to ordinances may affect plan
approvals after five years from the date of preliminary plan approval
as provided in the Pennsylvania Municipalities Planning Code, 53 P.S.
§ 10101 et seq.
(1)
No subsequent change or amendment in the zoning, subdivision,
or other governing ordinance or plan shall be applied to affect adversely
the right of the applicant to commence and to complete any aspect
of the approved development in accordance with the terms of approval
within the five-year period from the date of preliminary plan approval.
(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 Borough Council in 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 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 terms of Subsection 1I 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.
(4)
If a final plan is not approved within five years after preliminary
plan approval, the preliminary plan approval shall be null and void
unless a timely extension has been requested and approved by Borough
Council.
[Ord. 1005, 5/23/2011]
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, or five feet to the inch, whichever is most appropriate.
(2)
Information to be Shown. The plan shall contain sufficient information
needed for the construction of the proposed streets, or any portion
thereof, including all appurtenances, sewers and utilities, as shown
on the approved preliminary plan. 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.
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
street, 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 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 Hatboro 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 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, commonwealth, and federal permits shall
be submitted. These permits may include: Montgomery County, PennDOT,
or Hatboro road access permits; DEP permits for drainage, stream alteration,
wetlands encroachment, water quality discharge, dams, erosion, and
sedimentation control, air pollution, or sanitary sewage facilities.
2)
The following statements shall be required on the final plan:
a)
"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."
b)
"For access to a highway under the jurisdiction of PennDOT, a highway
occupancy permit is required, pursuant to § 420 of the Act
of June 1, 1945, P.L. 1243, No. 428, 36 P.S. § 670-420,
known as the "State Highway Law." Access to the state highway shall
be only as authorized by the highway occupancy permit."
3)
All engineering calculations which support the proposed improvements
such as drainage calculations, sanitary facility design calculations,
or structural calculations.
4)
Certification of inspection and satisfactory functioning of
any on-lot sewage disposal system which will remain in use, in accord
with current industry and DEP standards.
5)
Developments utilizing public water or sewer facilities shall
provide proof that those services will be provided.
6)
Sewage facilities plan approval from DEP, if applicable.
7)
Recommendation of approval of the erosion and sediment control
plan from the Conservation District.
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 standard sheet sizes (such
as 12 inches by 18 inches, 18 inches by 24 inches, or 24 inches by
36 inches). All lettering and lines shall be drawn to be legible if
the plan is reduced to half size. The requirements of the Montgomery
County Recorder of Deeds Office shall be met.
(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 (name, tax block and unit number, and parcel
number).
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 and construction of site improvements, including buildings,
walks, parking, driveways, etc.
8)
Montgomery County Planning Commission file number.
9)
Current use of the subject tract and current use of each adjacent
parcel.
(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 the Zoning Ordinance [Chapter 27] 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 existing and proposed
monuments with reference to them.
(g)
Building setback lines with distances from the ultimate right-of-way
line, and property lines.
(h)
Appropriate notes and conditions governing the use or development
of the proposed property.
C.
Certifications. When approved, the record plan must show:
(1)
The signature and seal of the registered engineer and surveyor
certifying that the plan represents his/her work; that the monuments
shown thereon exist as located; that the dimensional and geodetic
details are correct and that the survey has been prepared in accordance
with the Pennsylvania Engineer, Land Surveyor and Geologist Registration
Law, 63 P.S. § 143 et seq.
(2)
The signature and seal of the licensed landscape architect responsible
for the landscape and lighting plan(s), if applicable.
(3)
The notarized signature of the applicant certifying his adoption
of the plan.
(4)
The signature of the Borough Secretary, certifying that the
Hatboro Borough Council approved the final plan on the date shown.
(5)
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, measuring 3 1/2 inches wide and 2 1/2
inches high.
[Ord. 1005, 5/23/2011]
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 Borough Council when
it is determined 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 Borough Council.
(3)
A signed recommendation is received from the Borough Planning
Commission if specifically requested by Borough Council.
(4)
All financial security and legal agreements in accordance with requirements specified in Part 5 of this chapter have been found satisfactory by Borough Council, under the review and advice of the Borough Solicitor, all security has been posted, and all agreements have been executed.
(a)
When requested by the developer, in order to facilitate financing,
Borough Council shall furnish the applicant with a signed copy of
a Resolution indicating approval of the final plan contingent upon
the applicant obtaining satisfactory financial security.
(b)
The final plan shall not be signed nor recorded until the financial
improvements agreement is executed.
(c)
The Resolution of contingent approval shall expire and be deemed
to be revoked if the financial security agreement is not executed
within 90 days unless a written extension is granted by Borough Council.
(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.
(7)
All agreements and documents to be recorded with the final plan
have been found have been found satisfactory by Borough Council, under
the review and advice of the Borough Solicitor.
B.
A final plan for an application that has not been previously granted
preliminary plan approval may be granted concurrent preliminary and
final plan approvals, in compliance with the following:
C.
Processing Steps for Applications with Previous Preliminary Plan
Approval.
(2)
Applicant submits 25 copies of the final plan and 25 copies
of all supporting documentation to the Borough Zoning Officer, accompanied
by the Borough filing fee and required administrative forms. Additional
copies shall be provided if requested by the Borough.
(4)
The Borough Zoning Officer conducts a cursory review of the
application, administrative forms, and final plan to check the submission
for completeness; and,
(5)
The plan submission date will be stamped on the plan and all
accompanying documents, and the application for final plan approval
shall be placed on the agenda of the next regularly scheduled meeting
of the Borough Planning Commission following the plan submission date.
(7)
Borough Council shall grant final plan approval in compliance
with Subsection 1A, above.
D.
When the final plan is approved, the applicant shall present paper
and linen or mylar copies of the plan to be signed by Borough Council,
and the Borough Secretary, together with the date of the approval
and official Borough seal.
[Ord. 1005, 5/23/2011]
1.
Within 90 days following final plan approval, the applicant shall
record the final plan in the Office of the Recorder of Deeds.
A.
In accordance with the Pennsylvania Municipalities Planning Code,
53 P.S. § 10101 et seq., whenever final plan approval is
required by a municipality, the Montgomery County Recorder of Deeds
shall not accept any plan for recording unless it contains the official
approval of Borough Council and certification of review by the Montgomery
County Planning Commission.
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 given to the Montgomery County Planning
Commission for its files.
C.
Procedure for Recording the Final Plan.
(1)
The applicant shall submit four paper copies and two mylar copies of the final plan for certifications required in § 22-307, Subsection 1C.
(2)
The applicant shall present the municipally approved plan to
the Montgomery County Planning Commission for its stamp and seal,
with one paper copy given to the Montgomery County Planning Commission
for its files.
(3)
The applicant shall, within 90 days of final plan approval by
Borough Council or by the Court on appeal, or upon satisfaction of
financial security and legal agreement requirement of Part 5 as part
of conditional approval, record the final plan in the Office of the
Recorder of Deeds of Montgomery County. If the plan is not recorded
within the ninety-day period, the approval shall lapse and become
void. Borough Council may extend the ninety-day period upon written
request by the applicant.
(4)
The applicant shall return to the Borough one paper, one mylar
copy, and one electronic copy of all plans in PDF format on ISO 9660
1999 or Joliet formatted CD-R or other acceptable electronic media,
along with the receipt/certification that recording is complete.
[Ord. 1005, 5/23/2011]
1.
Minor plans may be submitted and processed only for lot line adjustments,
simple conveyances, minor subdivisions, or minor land developments
as characterized herein, in accordance with the standards and requirements
in this section.
A.
Standards for Qualification as a Minor Plan Submission.
(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 area of the two lots will be unchanged.
(d)
No alteration will occur to the perimeter boundary lines of
the two lots.
(e)
Neither lot shall violate the applicable dimensional requirements of the Zoning Ordinance [Chapter 27] as a result of the lot line adjustment.
(f)
Possible reasons for lot line adjustments include, but are not
necessarily limited to:
(g)
No change of land use shall be proposed as part of a lot line
adjustment.
(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 the Zoning Ordinance [Chapter 27], 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 the Zoning Ordinance [Chapter 27], provided that 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 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 public utility lines.
(e)
The proposal will not involve significant stormwater and/or
erosion control issues, as determined by the Borough Engineer.
(f)
Disqualification. Borough Council may require standard preliminary
plan submission in place of a minor plan when conditions warrant it,
upon the advice of the Borough Planning Commission or Borough Engineer
or Borough Solicitor.
(4)
Minor Land Developments.
(a)
A land development proposal where it is found that the intended
development or modification of a site, or use and occupancy of an
existing structure will create a minimal impact upon traffic, drainage,
visual image, landscaping, buffering, lighting or other elements described
within the purposes of the ordinance.
(b)
Parking lot expansions.
(c)
Additions to existing nonresidential buildings provided that
the addition is less than 3,500 gross square feet and involves no
more than 15% of the size of the existing building.
(d)
The conversion of a residential dwelling that results in the
creation of no more than four new dwelling units.
(e)
The addition of tenants to an existing nonresidential building
when minimal structural improvements are required.
(f)
The need for a zoning variance shall disqualify the land development
from being considered a minor land development.
(5)
Land Development 500 Feet and Under.
(a)
On the recommendation of the Borough Zoning Officer and/or Borough
Engineer, Borough Council may waive the land development process for
a land development involving 500 feet or less. The applicant shall
be required to proceed through the permitting process and obtain all
required permits.
B.
Plans for lot line adjustment, simple conveyance, minor subdivision
and minor land developments 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 12 inches by 18 inches, 18 inches by 24
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, address and phone number of the applicant.
(b)
Name, address and phone number of any other property owner involved
in the proposal.
(c)
Name, address, phone number and professional seal of the individual
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 graphic and written scale.
(f)
Location plan showing the relationship of the subject tract
to the surrounding road network and major physical features. The location
plan shall be at a scale not less than 800 feet to one inch and include
features within 2,000 feet.
(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.
(k)
Current use of the tract and current use of each adjacent parcel.
(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.
2)
The area of the parcel being conveyed.
3)
The areas of the previously existing lots and their areas following
conveyance.
4)
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, right-of-way
and cartway widths, and surface conditions.
b)
Locations of sanitary and/or storm sewer lines, and water supply
lines.
c)
Location of all watercourses and limits of any flood-prone areas,
based on FEMA studies or engineering determination.
d)
Contours obtained from U.S.G.S. 7.5 min. quad maps, or more accurate
methods.
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
50 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, wetlands, etc., within
the property and up to 100 feet beyond the tract boundaries.
h)
Location, type and ownership of major utilities, such as pipelines
and electric transmission lines, both above and below ground, with
notes describing:
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, "Preliminary Plan Submission and Review Procedure."
(2)
When a minor plan qualifies for approval, or for approval subject to conditions, in accordance with § 22-306, Subsection 1I, herein, 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 1C, herein, and complies with § 22-308, Subsection 1A(2), (3), (4), (5) and (6), herein.
