Borough of Royersford, PA Article III Plan Submission Requirements

§ 420-9 Applicability.

The procedures set forth in this Article III shall be followed by all applicants proposing to subdivide or develop land in the Borough of Royersford.

§ 420-10 Classification of subdivision and land development plans.

A. Minor plans. A plan which satisfies the criteria set forth in § 420-11A and B herein shall be considered a minor subdivision or minor land development and may be used to satisfy the preliminary and final plan requirements for standard subdivisions and land developments as set forth in § 420-13A and B below.

B. Standard plans. For a proposal not meeting the criteria set forth in § 420-11A and B, herein, the following plans are required for submission:

(1) A tentative sketch plan. As described in § 420-13A(1) herein, may be submitted by an applicant to the Borough Planning Commission for informal discussion. Said tentative sketch plan shall not be considered as a formal application.

(2) A preliminary plan. As described in § 420-13A(2) herein, is required for all applicable subdivisions and land developments proposed within the Borough.

(3) A final plan. As described in § 420-13A(3) herein, is required for all applicable subdivisions and land developments proposed within the Borough. A final plan shall consist of two parts:

(a) Record plan. As described in § 420-13A(3)(a) herein.

(b) Improvements construction plan. Where applicable, as described in § 420-13A(3)(b) herein.

§ 420-11 Criteria for minor plans.

It is the purpose of this section to provide simplified plan submission and processing requirements for minor subdivisions and land developments. Plans submitted under the provisions of this section must meet the following criteria:

A. Criteria for minor subdivisions. A subdivision of a tract of land that:

(1) Contains less than four lots;

(2) Has not been part of a subdivision submitted under the same ownership within the past three years;

(3) Proposes all lots to front on a physically improved street that is legally open to the public;

(4) Will not involve a new access, right-of-way, easement, and/or the construction of any new street or road, the extension of municipal facilities or the creation of any other public improvements;

(5) Requires not more than one dimensional variance from Chapter 475, Zoning, for not more than one of the proposed lots on which new construction will occur or may occur in the future;

(6) Is in general conformance with the Borough Comprehensive Plan and other applicable plans.

B. Criteria for minor residential land developments. A land development that:

(1) Contains only one residential building with less than five dwelling units;

(2) Has not been part of a land development submitted under the same ownership within the past three years;

(3) Presently fronts on a physically improved street that is legally open to the public;

(4) Will not involve the construction of any new street or road, the extension of municipal facilities or the creation of any other public improvements;

(5) Is in general conformance with the Borough Comprehensive Plan and other applicable plans;

(6) Will be served by existing public sewer and water.

§ 420-12 Minor subdivision and land development plan requirements.

[Amended 5-14-1985 by Ord. No. 641]

A. Minor subdivisions plans. Proposals qualifying as minor subdivision plans as defined in § 420-11A herein shall meet the following established standards and provide the following information:

(1) Drafting standards.

(a) A minor subdivision or land development plan shall be clearly and legibly drawn to a scale not in excess of one inch equals 50 feet; except if the parcel being subdivided is five acres or larger, the plan may be drawn to a scale not in excess of one inch equals 100 feet.

(b) Dimensions shall be in feet and decimals, and bearings in degrees, minutes, and seconds.

(c) The plan shall show the courses and distances of the boundary line survey of the entire land to be subdivided.

(d) The sheet or sheets shall be one of the following sizes: 15 inches by 18 inches, 18 inches by 30 inches, or 24 inches by 36 inches. If more than one sheet is necessary, each sheet shall be the same size and consecutively numbered to show its relation to the total number of sheets comprising the plan, i.e., Sheet No. 1 of 5 sheets, etc.

(e) Where there are two or more sheets, a key map shall be provided sufficient to show their relationship.

(2) Location and identification. Each plan shall provide:

(a) The name and address of the subdivider and/or developer and the registered surveyor or other qualified person who developed the plan.

(b) The name of the subdivision or development, its location in terms of significant bounding roads, and the name of the municipality.

(c) The date of preparation (or revision) of the plan, the scale, and a North point.

(d) The entire tract boundary, with bearings and distances, and a statement of the tract size.

(e) Layout and dimensions of all lots and net lot area of each.

(f) A key map relating the subdivision to at least three existing intersections of Borough streets.

(g) A legend sufficient to indicate clearly between existing and proposed conditions.

(h) The plan shall include a note setting forth the zoning requirements, including the applicable lot size and yard requirements. The plan also shall show the requirements of any other Borough ordinance, if any, on both the land to be subdivided or developed and the adjacent land.

(3) Existing and proposed features.

(a) Within 100 feet of any part of the land being subdivided or developed, the plan shall show the following information:

[1] Property lines, existing buildings, present use and current owners.

[2] The location, names and width (both cartway and right-of-way) of existing and proposed streets and alleys.

[3] The location and size of all watercourses and the boundaries of floodplains (not limited to the established flood level and regulatory flood elevation, where applicable).

[4] Man-made structures and natural features, such as steep slopes (over 15%), which may affect the potential layout of lots and buildings.

[5] Areas subject to deed restriction or easements.

[6] Other information deemed necessary by Borough Council.

(b) Within the land to be subdivided or developed, the plan shall show the following:

[1] Location and character of buildings located on the land, including the buildings to be demolished, as well as those to be retained and/or preserved.

[2] If applicable, the location, names, width and other dimensions of existing streets and alleys, including paving widths, curblines, rights-of-way and curbline radii at intersections and street location tie-ins by courses and distances to the nearest intersection of existing streets and alleys.

[3] The location and size of all watercourses and boundaries of floodplains (not limited to the regulatory flood elevation, where applicable).

[4] Man-made structures and natural features which limit the potential layout of lots and buildings, including the location of marshland, slopes over 15% and other topographical features. Whenever the parcel contains slopes in excess of 16%, topographical data may be required by the Borough Engineer.

[5] Areas subject to deed restrictions or easements.

[6] The plan shall reference any land to be dedicated or reserved for future road widening or other public or common use.

[7] Location and size of all soil types, if requested.

[8] Tentative sketch of future street and lot layout for remaining land not proposed for subdivision or development.

[9] Other information deemed necessary by Borough Council.

[10] Contour lines at vertical intervals of five feet, except for floodplains, which shall be shown at intervals of two feet. Where reasonably practical, data shall refer to known established elevations or to the USGS datum.

[11] The location and size of utilities above or below the ground e.g., electric facilities, fire hydrants, gas mains, water lines.

(4) Additional requirements for subdivisions within floodplains. Minor subdivision applications for land within floodplains must conform to the applicable requirements for lands within such areas outlined in various sections of this chapter.

(5) Plan submission. Minor subdivision plans shall be submitted in accordance with the plan processing procedures identified in Article IV of this chapter.

B. Minor land development plans. Proposals qualifying as minor land development plans, as defined in § 420-11B herein, shall meet the following established standards and provide the following information:

(1) General information.

(a) Man-made features for the use of two or more prospective occupants.

(b) The lot size, floor area and/or gross leasable area, as applicable.

(c) The density.

(d) The total building coverage and the area of the total tract devoted to each use or group of uses, if applicable.

(e) The location and placement of all structures and facilities, including accessory structures.

(f) All roads, parking facilities and pedestrianways (including the total number of parking spaces).

(g) The areas of common open space or facilities.

(h) A conceptual site utilization layout defining the general location of all proposed uses and activities.

(i) Specifications for required improvements and changes to be effected upon the existing terrain or existing structures thereon, provided the improvements are not to be dedicated for public use.

(j) All covenants, deed restrictions or easements relating to use of property.

(k) Location and size of on-site sewage facilities, if applicable, and documentation of approval of proposed facilities by local sewage enforcement officer.

(l) Any other information deemed necessary by Borough Council.

(2) Drafting standards and additional information. In addition to the information required in Subsection B(1) above, all the requirements of Subsection A(1), (2) and (3) above shall be met.

(3) Additional requirements for developments within floodplains. Minor land development applications for land within floodplains must conform to the applicable requirements for lands within such areas outlined in various sections of this chapter.

(4) Plan submission. Minor land development plans shall be submitted in accordance with the plan processing procedures identified in Article V of this chapter.

(5) Plan approval. Plan approval shall be obtained through the procedure identified in Article IV of this chapter. After Borough Council approves the minor land development plan, the plan shall become a final plan when the following certificates are obtained:

(a) The signature of the registered engineer or surveyor certifying that the plan represents a survey made by him/her, that the monuments shown thereon exist as located, and that the dimensional and geodetic details are correct.

(b) The signature of the developer certifying his adoption of the plan and any changes thereto.

(c) The signature of the Borough Manager certifying that Borough Council has approved the minor land development plan and any changes thereto on the date shown.

(d) Certification by the Zoning Hearing Board that any required special exceptions and variances have been granted.

Following final approval, the plan must be recorded in accordance with § 420-15 of this chapter.

§ 420-13 Regular subdivision and land development plan requirements.

[Amended 5-14-1985 by Ord. No. 641]

A. Regular subdivision plans. Plans which do not meet the criteria established in § 420-11A herein and which are submitted in accordance with the provisions of this section, shall conform to the following established standards and provide the following information:

(1) Tentative sketch plan. Sketch plans shall be drawn legibly to scale, but not necessarily showing precise dimensions, and shall show the following information:

(a) Name of the subdivision or land development.

(b) Name and address of the owner and the engineer, surveyor, or architect.

(c) The tract boundary and location by deed plotting.

(d) A North point and approximate scale.

(e) The location plan showing relationship of the subject tract to the surrounding street network.

(f) The existing and proposed road and lot (or building) layout.

(g) Significant topographical and physical features, such as floodplains, steep slopes (over 15%), woodlands, and existing structures.

(h) Proposals for control of drainage runoff and community facilities.

(i) Zoning requirements.

(2) Preliminary plan. A preliminary plan shall be submitted for all proposed subdivisions not eligible for submission as a minor subdivision and for all applicable land developments. A preliminary plan shall conform to the following standards:

(a) Drafting standards.

[1] The preliminary plan of a proposed subdivision or land development shall be clearly and legibly drawn to a scale not in excess of one inch equals 50 feet; except if the parcel being subdivided or developed is five acres or larger, the plan may be drawn to a scale not in excess of one inch equals 100 feet.

[2] Dimensions shall be in feet and decimals, and bearings in degrees, minutes and seconds.

[3] The plan shall show the courses and distances of the boundary line survey of the entire land to be subdivided.

[4] The sheet or sheets shall be one of the following sizes: 15 inches by 18 inches, 18 inches by 30 inches, 24 inches by 36 inches. If more than one sheet is necessary, each sheet shall be the same size and consecutively numbered to show its relation to the total number of sheets comprising the plan; i.e., Sheet No. 1 of 5 sheets, etc.

[5] Where there are two or more sheets, a key map shall be provided sufficient to show their relationship.

(b) Location and identification. Each plan shall provide:

[1] A title consisting of the name and address of the subdivider, developer or builder and the registered engineer and/or surveyor who developed the plan.

[2] The name of the subdivision or land development, its location in terms of significant bounding roads and the name of the municipality.

[3] The date of preparation (or revision) of the plan, the scale, and a North point.

[4] The entire tract boundary, with bearings and distances, and a statement of the total size of the tract.

[5] Layout and dimensions of all lots and net lot area of each.

[6] A key map relating the subdivision to at least three existing intersections of Borough streets.

[7] A legend sufficient to indicate clearly between existing and proposed conditions.

[8] The plan shall include a note setting forth the zoning requirements, including the applicable lot size and yard requirements. The plan also shall show the requirements of any other Borough ordinance, if any, on both the land to be subdivided and the adjacent land.

(c) Existing and proposed features.

[1] Within 400 feet of any part of the land being subdivided or developed, the plan shall show the following information:

[a] Property lines, existing buildings, present use and current owners.

[b] The location, names, width (both cartway and right-of-way), radii and surface conditions of existing and proposed alleys and streets.

[c] The location and size of all watercourses and the boundaries of floodplains (not limited to the regulatory flood elevation, where applicable).

[d] The location of existing and proposed flood- or erosion-protective facilities.

[e] The location and size of existing and proposed sanitary sewers, manholes, storm sewers, and inlets.

[f] The location and size of existing and proposed utilities above and below ground (e.g., electric facilities, fire hydrants, gas mains, water lines and other utilities).

[g] Man-made structures and natural features which may affect the potential layout of lots and buildings, including steep slopes (over 15%), marshland and other topographical features.

[h] Areas subject to deed restrictions or easements.

[i] Other information deemed necessary by Borough Council.

[2] Within the land to be subdivided or developed, the plan shall show the following:

[a] The location and character of existing and proposed buildings, including those existing buildings to be demolished as well as those to be retained.

[b] The location, names, widths and other dimensions of existing and proposed streets, including center line courses, distances and curve data, paving widths, curblines, rights-of-way and curbline radii at intersections and street location tie-ins by courses and distances to the nearest intersection of existing and proposed streets and alleys.

[c] For proposed streets, the plan shall show tentative grades to an existing street at a point 400 feet beyond the boundaries of the site.

[d] The plan shall show measured distances from the center line of existing and proposed streets to existing and proposed buildings, to existing and proposed trees and plantings, and to control points and monuments.

[e] The plan shall show all building setback lines with distances from the right-of-way line.

[f] The location and size of existing and proposed sanitary sewers, manholes, storm sewers and inlets.

[g] The location and size of all watercourses and boundaries of floodplains (not limited to the regulatory flood elevation, where applicable).

[h] Contour lines at vertical intervals of five feet, except for floodplains, which shall be shown at intervals of two feet. Where reasonably practicable, data shall refer to known established elevations or to the USGS datum.

[i] The location and size of utilities above or below the ground, e.g., electric facilities, fire hydrants, gas mains, water lines.

[j] Man-made structures or natural features which limit the potential layout of buildings and lots, including tree masses, marshlands, steep slopes (over 15%) and other topographical features.

[k] The location and size of any area to be used for open space/recreation purposes.

[l] The location and size of all soil types, if requested by the Borough Engineer or Planning Commission.

[m] Areas subject to deed restrictions or easements, including land to be dedicated or reserved for future road widening or other public or common use.

[n] The location of any lots or areas which shall contain a use or uses other than residential.

[o] When a preliminary plan covers only a part of the owner's entire holding a tentative sketch shall be submitted of the prospective street and lot layout for the remaining area of the tract.

[p] The depth of the water table shall be noted on the plan or in a separate report, along with the location of test borings, where applicable.

[q] Other information deemed necessary by Borough Council.

(d) Proposed improvements.

[1] The plan shall contain a tentative cross section and center line profile for each proposed or widened cartway shown on the preliminary plan, including the profile for proposed sanitary sewers and storm drains, showing the manholes, inlets and catch basins.

[2] The plan shall show preliminary design of any bridges, culverts or other structures and appurtenances which may be required.

(e) Floodplains.

[1] Within floodplains, all subdivision and land development plans shall be drawn to assure that:

[a] Proposals are consistent with the need to minimize flood damage;

[b] Public utilities and facilities, such as sewer, gas, electrical and water systems, are located and constructed to minimize or eliminate flood damage; and

[c] Adequate drainage is provided so as to reduce exposure to flood hazards.

[d] Proposals meet the requirements and conditions of Chapter 248, Floodplain Management.

[Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

[2] Where the subdivision or land development lies partially or completely in a floodplain or where a subdivision or land development borders on a floodplain, the plan shall include all items as required in Chapter 248, Floodplain Management.[1]

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I

[1] Editor's Note: Original Chapter 22, Section 305.1.B(5)(c), of the 1990 Code Ordinances, regarding proof of adequate precaution against flood damage, which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

[3] A copy of all plans for new construction in floodplain areas shall be submitted by the Borough to the Montgomery County Conservation District for review and comment prior to the issuance of a building permit. The recommendations of the Conservation District shall be considered by the Borough Council for possible incorporation into the proposed plan.

(f) Certificates. Upon approval, the preliminary plan must show:

[1] The signature of the subdivider, developer or builder, certifying his adoption of the plan and any changes thereto.

[2] The signature of the Borough Manager, certifying that the Borough Council has approved the plan and any charges thereto on the date shown.

(3) Final plan. A final plan shall conform to the following standards:

(a) 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 15 inches by 18 inches, 18 inches by 30 inches, or 24 inches by 36 inches. All lettering and lines should be drawn so as to still be legible should the plan be reduced to half size.

[2] Information to be shown. The plan, which shall include all portions of an approved preliminary plan, shall show:

[a] A title, as required for a preliminary plan, including the name of the surveyor who prepared the plan.

[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] The names of abutting owners; names, locations, widths and other dimensions of all roads, including center line courses, distances and curve data; descriptive data of ultimate right-of-way line, so that a single deed may be drawn to the appropriate authority for the dedication of roads by the subdivider, developer or builder.

[d] Evidence should be provided that the plans are in conformance with Chapter 475, Zoning, and other applicable Borough ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented which identifies the special exceptions or variances that have been officially authorized.

[e] When only a portion of the tract is being reviewed relative to subdivision or land development, but where future subdivision or development is imminent, the applicant shall demonstrate that the remainder of the tract or parcel may be subdivided or developed in conformance with the existing zoning classification of land use in a logical and satisfactory manner, as a condition of approval of his plan.

[f] The location, material and size of all monuments.

[g] Building setback lines with distances from the ultimate right-of-way line.

[h] Restrictions in the deed affecting the subdivision or development of the property.

[i] The location of all floodplains, and steep slopes (over 15%).

[3] Certificates. When approved, the record plan must show:

[a] The signature of the surveyor certifying that the plan represents a survey made by him/her; that the monuments shown thereon exist as located; and that the dimensional and geodetic details are correct.

[b] The signature of the subdivider, developer or builder, certifying that the Borough Council approved the plan on the date shown.

[c] The signature of the Borough Manager, certifying that the Borough Council approved the plan on the date shown.

[d] Certification by the Zoning Hearing Board that any required special exceptions and variances have been granted.

(b) Improvement construction plan (where applicable).

[1] Drafting standards. The same standards shall be required for an improvement construction plan as for a preliminary plan, except that the horizontal scale of the plan and profile shall not be in excess of 50 feet to the inch and the vertical scale of the plan shall be two, 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 roads, or any portion thereof, including all appurtenances, sewers and utilities, as shown on the approved preliminary plan from one existing or approved road to another, or in the case of a cul-de-sac, to its turnaround. Said information shall include:

[a] Horizontal plan. The horizontal plan shall show details of the horizontal layout as follows:

[i] Information shown on the approved preliminary plan.

[ii] The beginning and end of proposed immediate construction.

[iii] Stations corresponding to those shown on the profile.

[iv] The curb elevation at tangent points or horizontal curves at road or alley intersections and at the projected intersections of the curblines.

[v] The location and size of sanitary sewers and lateral connections with distances between manholes, water, gas, electric, and other utility pipes or conduits and of storm drains, inlets and manholes.

[vi] The location, type and size of curbs and all paving widths.

[vii] The location and species of all shade trees and location and type of fire hydrants and streetlights.

[b] Profiles. The profile shall be a vertical section of the road with details of vertical alignment as follows:

[i] Profiles and elevations of the ground along the center lines of proposed roads.

[ii] 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.

[iii] Profiles of storm drains showing manhole and inlet locations.

[c] Cross section. The cross section shall comply with the Borough Engineer'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:

[i] The road and the location and width of paving within the road.

[ii] The type, depth and crown of paving.

[iii] The type and size of curb.

[iv] When sidewalks are required, grading of the sidewalk area should be carried to the full width of the road and slopes of cut or fill extended beyond the road.

[v] The location, width, type and depth of sidewalks, when required.

[vi] The typical location, size and depths of sewers and utilities.

B. Regular land development plans. Plans which do not meet the criteria set forth in § 420-11B herein and which are submitted in accordance with the provisions of this section, shall provide the information required in § 420-12B(1) and § 420-13A(2) and (3) above.

C. Additional final plan requirements for floodplain areas. The following information shall be required as part of the final plan and shall be prepared by a registered engineer or surveyor:

(1) All information required for the submission of the preliminary plan, incorporating any changes requested by the Borough Council of the Borough of Royersford.

(2) A map showing all information required in Chapter 248, Floodplain Management, shall be required.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(3) Submission of the final plan shall also be accompanied by all required permits and related documentation from the Department of Environmental Protection, and any other commonwealth agency, or local municipality where any alteration or relocation of a stream or watercourse is proposed.

(4) Documentation shall be submitted indicating that all affected adjacent municipalities have been notified of the proposed alteration or relocation. The Department of Community and Economic Development and the Federal Insurance Administrator shall also be notified whenever any such activity is proposed.