[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
The standards, requirements, and procedures contained in this Part shall govern the filing and processing of all applications for subdivision and/or land developments in the Township.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
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.
1.
Sketch Plans. The Township strongly recommends that applicants submit a preapplication sketch plan in accordance with the requirements of § 22-303, Sketch Plan Requirements, and § 22-304, Sketch Plan Filing and Review Procedure. A sketch plan may be filed in cases where only a portion of the property is currently proposed for subdivision or land development to show how the immediate proposal can fit logically into an overall plan for the entire site.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
1.
Purpose. The purposes served by a sketch plan are as follows:
A.
To inform the Township 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 that would adversely impact floodplain, steep slopes, or other important site features.
(2)
A sketch plan may 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.
D.
Sketch plans shall have no legal standing with regard to the formal plan approval process mandated by the Pennsylvania Municipalities Planning Code but are recommended and will be considered as a tool for discussion and guidance regarding future development issues.
2.
Information. A sketch plan should be drawn legibly and to scale of not greater than 1:200, but it need not be a precisely surveyed or engineered plan, and it should show the following information:
A.
The entire tract boundary, total acreage, and acreage of each lot.
B.
Existing and proposed streets, lots, buildings, approximate building envelopes and other improvements.
C.
Significant physical features, such as floodplains, steep slopes, woodlands, and existing structures.
D.
Contour lines at five- to ten-foot intervals, based on U.S.G.S. datum.
E.
Approximate locations for stormwater control facilities, if necessary.
F.
Location plan showing the relationship of the subject tract to the surrounding road network and major physical features.
G.
North point and scale.
H.
Name and address of the owner.
I.
Zoning district information.
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.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021; by Ord. No. 24-02, 4/4/2024]
1.
Filing Procedure.
A.
The applicant shall submit the following items:
(1)
A completed sketch plan application.
(2)
Four two-foot-by-three-foot plan sets.
(3)
Eleven eleven-inch-by-seventeen-inch copies of the sketch plan.
(4)
An electronic plan set (200 dpi).
(5)
A completed professional services agreement.
(6)
Fees and escrow, in accordance with the current fee schedule adopted by resolution by the Board of Supervisors.
(7)
A thumb drive that contains all required items electronically.
B.
The Township shall review the submission for completeness; incomplete submissions will be rejected. If the submission is complete, the Township shall accept, process and distribute copies of the submission.
C.
The Township, in its discretion, may reduce or eliminate the number of printed copies of the plans provided by the applicant in the submission. Prior to submission of plans and plan revisions, the applicant and their consultants are encouraged to contact the Township Manager to confirm the number of hard copies to accompany the submission.
2.
Review Procedure.
A.
The Planning Commission shall review sketch plans in accordance with the criteria contained in this chapter and with other applicable ordinances. The Commission members shall discuss the plan with the applicant and advise them as promptly as possible of the extent to which the proposed subdivision or land development conforms to the Township Comprehensive Plan and relevant standards of this chapter and will discuss possible plan modifications that would increase its degree of conformity. The applicant may also choose to submit alternative sketch plans. A sketch plan review agreement may be used to further define the roles and obligations of the applicant and municipality in the review process. Aspects of the sketch plan that shall be specifically evaluated include, but are not limited to:
(1)
The location of all areas proposed for disturbance (streets, foundations, yards, septic disposal systems, stormwater management areas, etc.) with respect to notable features of natural or cultural significance as identified on the applicant's plan.
(2)
The potential for street connections with existing streets, other proposed streets, or potential developments on adjoining parcels.
(3)
The location of proposed access points along the existing road network.
(4)
The general location and extent of open space, preserved land, and trail system.
(5)
The location and extent and configuration of buildings, parking lots, and common areas in multifamily and commercial developments.
(6)
The proposed building density and impervious coverage.
(7)
The compatibility of the proposal with respect to the objectives and policy recommendations of the Comprehensive Plan, the Open Space Plan, and other pertinent Township plans and studies.
(8)
Consistency with the Zoning Ordinance.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
1.
Purpose.
A.
Preliminary plans are required for all major subdivisions or land developments in accordance with the procedures, plan requirements and design standards set forth in this chapter. The preliminary plan and all information and procedures related thereto shall in all respects be in compliance with the provisions of this chapter, except where waiver or modification therefrom may be specifically authorized in writing by the Board of Supervisors. The purpose of the preliminary plan is to require formal preliminary approval in order to minimize changes and revisions before final plans are submitted.
B.
Revised preliminary plans are plans that follow an initial preliminary plan submission and are in response to Township consultant review letters. For revised preliminary plan submissions, this section shall be followed except for the submission of a recorded deed, professional services agreement, and fees, as these items were provided with the initial preliminary plan submission. In addition to these requirements, revised preliminary plan submissions shall include a detailed response letter addressing all comments in review letters issued by the Township's consultants.
2.
Drafting Standards. Plans shall be professionally prepared in compliance with the following:
A.
The plan shall be drawn to a standard engineering scale not exceeding 100 feet to the inch.
B.
Sheet size shall be 18" x 30" or 24" x 36", appropriately related to the scale of the drawing.
C.
All sheets shall be the same size and shall be numbered relative to the total number of sheets (i.e., 1 of 5, etc.).
D.
Where two or more sheets are needed to show the entire tract, a reduced-scale key plan shall be provided to show how the sheets fit together. Match lines shall be shown.
E.
A reduced-scale plan of the entire site at a scale greater than 100 feet to one 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.
F.
Property lines shall be drawn and labeled in conformance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Surveyor, and Geologists Registration Act,"[1] and accepted surveying and civil engineering practices, including dimensions shown in feet and decimal fractions thereof, and bearings shown in degrees, minutes, and seconds.
(1)
Tract boundary lines shall be the heaviest property lines.
(2)
Proposed lot lines shall be the next heaviest.
(3)
Possible future lots, if shown, shall be the lightest line weight and may be shown as dashed lines.
(4)
Property lines to be eliminated where two or more lots are proposed to be joined in common deed should be properly noted and depicted on the boundary to be removed.
[1]
Editor's Note: See 63 P.S. § 148 et seq.
3.
Basic Information. All preliminary plans shall show the following basic information:
A.
Name of the subdivision or land development.
B.
Name, address, email, and phone number of the applicant.
C.
Name, address, email, and phone number of the firm which prepared the plan and professional seal of the individual certifying its accuracy and compliance with applicable standards.
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 displayed in graphic and written form.
F.
Location plan showing the relationship of the subject tract to the surrounding road network, adjacent properties, and major physical features.
G.
The entire tract boundary with bearings and distances and total tract acreage.
H.
A list of the basic dimensional and density requirements of the applicable zoning district, compared to the applicant's proposal.
I.
Zoning classification(s) of all lands abutting the proposal.
J.
Names of all current owners of immediately adjacent lands.
K.
A statement showing:
(1)
Number of acres under proposal (net and gross acreage should be indicated in accordance with the Zoning Ordinance).
(2)
Number of lots and/or dwelling units and total building area. If existing buildings are to be reused, the building area should be expressed as existing building area and additional building area.
L.
Description of variances or special exceptions, conditions of their approval, and the dates they were granted, if any.
M.
Description of any deed restrictions, including conservation and environmental, or other covenants affecting development of the tract. This information should contain the name of the easement holder or parties in the covenant agreement and a reference to their deed and page book recording location.
N.
The requirements of any other local ordinance which may affect the proposal.
O.
The legend shall be sufficient to indicate clearly between existing and proposed conditions.
P.
Name and address of the owner of record if different from the applicant.
Q.
Tax parcel number(s) of all parcels being subdivided or developed.
R.
Deed book and page numbers for all parcels being subdivided or developed.
S.
A note shall be shown on the plan which states "Preliminary Plan - Not to Be Recorded."
T.
Dimensions shall be displayed in feet and decimal parts thereof, and bearings in degrees, minutes, and seconds.
U.
The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed and shall include a description of all symbols used.
4.
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:
B.
Water resources, including:
(1)
Lakes and ponds.
(2)
Wetlands, swamps, or marshes.
(3)
Watercourses and springs.
(4)
Existing well locations - in use, capped, and abandoned.
(5)
Flood-prone or floodplain areas, including data from FEMA studies, supporting hydrologic and hydraulic data for 100-year flood limits, or Montgomery County Soil Survey when applicable, as determined appropriate by the Township Engineer for the watercourse(s) affecting the site.
F.
I.
Other man-made features, including:
(1)
Location, size, character, and configuration of existing buildings or structures, driveways, parking lots or any type of paved surface, labeled "To Remain" or "To Be Removed," as applicable.
(2)
Location and description of existing buildings and other structures less than 100 feet beyond the tract boundaries.
5.
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:
A.
Subdivision and/or land development layout:
(1)
Proposed streets, alleys, driveways, and parking areas, including:
(a)
Names or other identification.
(b)
Right-of-way widths and lines.
(c)
Cartway widths.
(d)
Center-line courses, distances, and curve data.
(e)
Curblines.
(f)
Radii at intersections.
(g)
Street location tie-ins to nearest intersection by courses and distances.
(h)
Capacity of parking areas.
(i)
Sight distance at proposed intersections with existing streets.
(j)
Location and type of all traffic control signs, signals, and devices proposed to be installed.
(k)
Rights-of-way or easements proposed for drainage.
(l)
Plan of streetlighting indicating location and type of fixtures to be installed.
(2)
Layout and dimensions of all lots, including the net and gross lot area as defined within the Zoning Ordinance.
(3)
All building setback lines (including existing buildings to be used).
(4)
All parking setback lines, where applicable.
(5)
Proposed sidewalk or other walkway locations.
(6)
Proposed buildings, including:
(7)
(8)
(9)
Impervious coverage area calculations.
(10)
Proposed landscaping plan, including:
(a)
Existing vegetation to be removed.
(b)
Existing vegetation to be preserved.
(c)
A plan of proposed plantings showing the locations of street trees, parking lot landscaping, stormwater facilities landscaping, and any required buffer areas.
(d)
Proposed planting schedule, including the number, location, and species and sizes of plantings.
(e)
Existing and proposed contours, including related landscape features such as mounding and water features.
(f)
Other planting areas, such as managed meadow or other naturalized settings.
(11)
Proposed outdoor lighting plan. Proposed fixtures, roadways, parking lots, and other public areas.
(a)
A detailed ten-foot grid showing the horizontal maintained footcandle levels at grade, to the boundary of the site or past the boundary until the illumination values reach 0.0 footcandle.
(b)
The minimum and average and maximum maintained illumination levels for the areas being illuminated to demonstrate compliance with lighting requirements in Township.
B.
Grading and Drainage Plan. The following information shall be shown on the preliminary plan:
(1)
Proposed contours for the entire site.
(3)
Stormwater management and erosion control and sedimentation facilities, including:
(a)
Basins.
(b)
Swales.
(c)
Diffusion devices.
(d)
Velocity controls.
(e)
Pipe locations.
(f)
Pipe sizes and materials.
(g)
Direction of flow.
(h)
Gradient of flow.
(i)
Inlets, catch basins, and manholes, including rim and invert elevations.
(j)
Invert elevations.
(k)
Design calculations for these facilities shall be submitted in report form with a note on the plan referencing the report.
C.
D.
Cross Sections, Profiles, and Preliminary Structural Designs. The following shall be provided:
(1)
Cross-section and center-line profile for each proposed or widened cartway, driveway, or parking area shown on the preliminary plan, including:
(a)
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.
(b)
Profiles for sanitary sewers, water mains, and storm drains, including locations of manholes, inlets, and catch basins.
1)
Location, size, and type of line with stations.
2)
Slope between manholes or inlets.
3)
Location of laterals or water services, including fire hydrants, valves, tees and fittings.
4)
Existing ground surface with elevation of rim/grate and invert elevations.
5)
Location, size, depth, and type of material of all other utilities in the vicinity of the pipe.
6)
Vertical curve data, including length, elevations, and stations at the beginning and ending of the vertical curve, including high points and low points, elevations at fifty-foot intervals and minimum site difference.
(2)
Preliminary design of any bridges, culverts, or other structures and appurtenances which may be required.
(3)
Cross-section (streets).
(a)
Right-of-way and cartway width.
(b)
Type, thickness, and crown of paving.
(c)
Type and size of curb.
(d)
Grading of sidewalk area.
(e)
Location, width, type and thickness of sidewalks.
(f)
Grading of stormwater swale adjacent to cartway.
(g)
Typical location of sewers and utilities, street trees, streetlights and other improvements along roads.
E.
Supporting Information:
(1)
A new development schedule including the approximate date when the construction is expected to begin and to be completed.
(2)
A copy of all restrictions or covenants, if any, under which lots are to be sold.
(3)
A copy of the last recorded subdivision or land development plan pertaining to the site.
(4)
A traffic impact or water resources impact statement, if applicable.
(5)
A plan for the ownership, maintenance, and management of open space areas.
(6)
Reports or letters regarding availability of sewer and water facilities.
(7)
Copies of letters and permit applications to all reviewing agencies.
(8)
Stormwater calculations and reports.
(9)
Wetlands delineation study, if applicable.
F.
Additional Plans. Other plans as required to comply with this chapter or other provisions in the Township's Zoning Ordinance.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021; by Ord. No. 24-02, 4/4/2024]
1.
Filing Procedure.
A.
The applicant shall submit the following items at least 30 days' prior to a regularly scheduled meeting of the Planning Commission:
(1)
A completed application.
(2)
Four two-foot-by-three-foot plan sets.
(3)
Two sets of applicable impact statements.
(4)
An electronic plan set (200 dpi).
(5)
Eleven eleven-inch-by-seventeen-inch plan sets.
(6)
A copy of a recorded deed.
(7)
A completed professional services agreement.
(8)
A completed stormwater management detail sheet.
(9)
A completed county application.
(10)
Fees and escrow, in accordance with the current fee schedule adopted by resolution by the Board of Supervisors.
(11)
A written statement granting the Board of Supervisors, its authorized agents and representatives, the Planning Commission, and the representatives of the county and Township departments and agencies having responsibility for review and/or approval under this chapter the right to enter the parcel of land for the purpose of inspection and enforcement of the requirements, terms and conditions imposed herein.
(12)
A thumb drive that contains all required items electronically.
B.
The Township shall review the submission for completeness; incomplete submissions will be rejected. If the submission is complete, the Township shall accept, process and distribute copies of the submission.
C.
The Township, in its discretion, may reduce or eliminate the number of printed copies of the plans provided by the applicant in the submission (or subsequent resubmissions of revised plans). Prior to submission of plans and plan revisions, the applicant and their consultants are encouraged to contact the Township Manager to confirm the number of hard copies to accompany the submission.
2.
Review Procedure.
A.
The preliminary plan shall be placed on the agenda of the next regularly scheduled meeting of the Township Planning Commission following the plan filing date, provided that plans are filed and accepted at least 30 days prior to the meeting date.
B.
The Township shall distribute copies of the plan to the following for review and recommendations:
(1)
Township Planning Commission.
(2)
Board of Supervisors.
(3)
Township Engineer.
(4)
Montgomery County Planning Commission, along with the required review fee and completed review request form.
(5)
Township staff, including: Solicitor, Public Works Director, Fire Marshal, Police Chief, other Township boards or officials, sewer and/or water authorities, and/or other technical consultants as needed.
(6)
Adjacent municipalities and the Boyertown Area School District.
3.
Upon completion of its review of the preliminary plan, which should include consideration of the timely recommendations of the Township Engineer, Montgomery County Planning Commission, and other technical advisors when requested, the Township Planning Commission shall communicate its recommendations to the Board of Supervisors.
4.
The Board of Supervisors shall have a ninety-day time period to act on the plan unless the applicant has agreed, in writing, to an extension of the time period.
A.
The ninety-day time period shall be measured from the date of the next regularly scheduled Township Planning Commission meeting following the plan filing date, provided that such meeting shall occur at least 15 days after the plan filing date.
B.
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 Board of Supervisors meeting within the ninety-day plan review period.
5.
The Board of Supervisors 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 Township Planning Commission, Township Engineer, Montgomery County Planning Commission, and/or other technical advisors as requested.
A.
Provided, in accordance with the Pennsylvania Municipalities Planning Code, that the Board of Supervisors shall not approve an application until the Montgomery County Planning Commission report of its recommendations is received, or until the expiration of 30 days from the date the application was forwarded to the county.
B.
The applicant or appropriate representatives shall be present at all public meetings at which the plan is to be discussed and shall be prepared to provide a presentation of the proposed plan utilizing paper display maps or digital projected images.
C.
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:
6.
Procedure Following the Board of Supervisors Decision.
A.
When the Board of Supervisors makes a decision on a preliminary plan, one of following procedures will be followed, depending on the type of decision:
(1)
Denial. If the Board of Supervisors denies 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.
(2)
Approval. If the Board of Supervisors approves a preliminary plan, as filed by the applicant, then the Secretary will so certify thereon, and a copy of the approved plan will be forwarded to the applicant. The applicant shall then submit two paper copies of the approved plan for the Township's Seal and signature.
(3)
Approval Subject to Conditions.
(a)
If the Board of Supervisors 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 the Board of Supervisors, at the end of 10 days from the date at which conditional approval was granted or notice received by the applicant regarding the conditional approval, 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:
1)
Specify the conditions of approval and request the applicant's written agreement to the conditions.
2)
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.
3)
State that the plan approval shall be rescinded automatically upon the applicant's failure to accept or reject the conditions within 10 days following the decision by the Board of Supervisors to grant conditional approval.
(b)
Following submission of written agreement to the conditions specified by the Board of Supervisors, the applicant shall submit two paper copies of the preliminary plan, which show compliance with the conditions, by plan revision or notation, for the Township's Seal and signatures.
B.
Written notification of the Board of Supervisors' decision shall be hand-delivered to the applicant or be mailed to the applicant's last known address not later than 15 days following the decision.
7.
Effective Period of Approval. Approval will be effective for a period of five years from the date of plan approval in accordance with the MPC, unless extended in writing by the Board of Supervisors.
A.
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 that five-year period.
B.
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.
C.
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.
(1)
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.
(2)
Any modification in the aforesaid schedule shall be subject to approval of the Township at its discretion.
(3)
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 Board of Supervisors in its discretion.
(4)
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, 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 each subsequent section for an additional term of three years from the date of final plan approval of each section.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
1.
Purpose.
A.
Final plans are required for all major subdivisions and land developments in accordance with the procedures, plan requirements, design standards and guarantee requirements set forth in this chapter. The final plan and all information and procedures relating thereto shall in all respects be in compliance with the provisions of this chapter, except where variation therefrom may be specifically authorized in writing by the Board of Supervisors. A final plan shall be in conformance with the approved preliminary plan resolution. The purpose of the final plan is to secure formal approval by the Board of Supervisors before plans for all major subdivisions and land developments are recorded as required by this chapter.
B.
Revised final plans are plans that follow an initial final plan submission in accordance with the approved preliminary plan resolution. For revised final plan submissions, this section shall be followed except for the submission of a planning module and fees, as these items were provided with the initial final plan submission. In addition to these requirements, revised final plan submissions shall include a detailed response letter addressing all comments in review letters issued by the Township's consultants.
2.
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.
A.
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:
(1)
Horizontal Plan. The horizontal plan shall show details of the horizontal layout as follows:
(a)
Information shown on the approved preliminary plan.
(b)
The beginning and end of proposed immediate and future construction.
(c)
Stations corresponding to those shown on the profiles.
(d)
The curb elevation at tangent points of horizontal curves, at road or alley intersections, and at the projected intersections of the curblines.
(e)
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.
(f)
The location, type, and size of curbs and all paving widths.
(g)
The location of fire hydrants and streetlights.
(2)
Profiles. The profiles shall show details as follows:
(a)
Profiles and elevations of the ground along the center lines of proposed streets.
(b)
Profiles of sanitary sewers with a profile over the sewer of the existing and finished ground surface showing manhole locations beginning at the lowest manhole.
(c)
Profiles of storm drains showing catch basins, inlet, and manhole locations, swales, ditches, or related features.
(d)
Profiles of water mains.
(3)
Cross Sections. The cross section for each classification of street shall comply with the municipality'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:
(a)
The ultimate right-of-way width and the location and width of the cartway.
(b)
The type, depth, and crown of paving.
(c)
The type and size of curb.
(d)
When sidewalks are required, grading of the sidewalk area should be carried to the full width of the ultimate right-of-way.
(e)
The location, width, type and depth of sidewalks, when required.
(f)
The typical locations, size, and depths of sewers and utilities.
(g)
Proposed grading to the ultimate right-of-way line.
(4)
Construction Detail Drawings. Drawings in sufficient detail shall be provided for all site improvements.
(5)
Additional Information. The following additional information shall be submitted with the final plan:
(a)
All required local, state, and federal permits shall be submitted. These permits may include: Montgomery County, PADOT, or Township road access permits; PADEP permits for drainage, stream alteration, wetlands encroachment, water quality discharge, dams, erosion, and sedimentation control, air pollution, or sanitary sewage facilities.
(b)
The following statements shall be required on the final plan:
1)
"The approved improvement construction plan, a copy of which may be inspected at the Township Office, has been made a part of the approved final plan."
2)
"For access to a highway under the jurisdiction of PADOT, a highway occupancy permit is required, pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State Highway Law.' Access to the state highway shall be only as authorized by the highway occupancy permit."
(c)
All engineering calculations which support the proposed improvements, such as drainage calculations, sanitary facility design calculations, or structural calculations.
(d)
Certification of inspection and satisfactory functioning of any on-lot sewage disposal system which will remain in use, in accord with current industry, DEP, or County Health Department standards.
(e)
Developments utilizing public water or sewer facilities should provide proof that those services will be provided.
(f)
Sewage facilities plan approval from PADEP.
(g)
Approval of the erosion and sediment control plan from the Conservation District.
3.
Record Plan.
A.
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" x 18", 18" x 30", or 24" x 36". All lettering and lines should be drawn to be legible if the plan is reduced to half size. A two-inch border on the left side of the plan should be free of information.
B.
Information to Be Shown. The plan, which includes all portions of an approved preliminary plan, shall also show:
(2)
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 5,000.
(3)
Names or identification of the following:
(a)
Abutting owners.
(b)
All dimensional and technical descriptions of roads.
(c)
Easements.
(d)
Rights-of-way.
(e)
Open space, recreation, and/or other common use areas.
(f)
Other public improvements.
(g)
For land development plans, all additional information pertinent to the location and construction of site improvements, including buildings, walks, parking, driveways, and other related facilities.
(h)
Parcel identification number.
(i)
Montgomery County Planning Commission file number.
(4)
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.
(5)
Evidence that the plans are in conformance with the Zoning Ordinance and other applicable Township ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception, waiver, or variance has been officially authorized.
(6)
The location, material, and size of all existing and proposed monuments or pins, with reference to them.
(7)
Building setback lines with distances from the ultimate right-of-way line, and property lines.
(8)
Appropriate notes and conditions governing the use or development of the proposed property.
4.
Certifications. When approved, the record plan must show:
A.
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 Geologists Registration Law, P.L. 913, No. 367.[1]
[1]
Editor's Note: See 63 P.S. § 148 et seq.
B.
The signature of the applicant certifying ownership of the property and intent to record the plan.
C.
The signature of the Township Secretary, certifying that the Board of Supervisors approved the final plan on the date shown.
D.
A blank space or appropriate certification language 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 tall.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021; by Ord. No. 24-02, 4/4/2024]
1.
Filing Procedure.
A.
The applicant shall submit the following items at least 30 days' prior to a regularly scheduled meeting of the Planning Commission:
(1)
A completed application.
(2)
Four two-foot-by-three-foot plan sets.
(3)
An electronic plan set (200 dpi).
(4)
Eleven eleven-inch-by-seventeen-inch plan sets.
(5)
A completed professional services agreement.
(6)
Fees and escrow, in accordance with the current fee schedule adopted by resolution by the Board of Supervisors.
(7)
A thumb drive that contains all required items electronically.
B.
The Township shall review the submission for completeness; incomplete submissions will be rejected. If the submission is complete, the Township shall accept, process and distribute copies of the submission.
C.
The Township, in its discretion, may reduce or eliminate the number of printed copies of the plans provided by the applicant in the submission (or subsequent resubmissions of revised plans). Prior to submission of plans and plan revisions, the applicant and their consultants are encouraged to contact the Township Manager to confirm the number of hard copies to accompany the submission.
2.
Review Procedure.
A.
The final plan shall be placed on the agenda of the next regularly scheduled meeting of the Township Planning Commission following the plan filing date, provided that plans are filed and accepted at least 30 days prior to the meeting date.
B.
The Township shall distribute copies of the plan to the following for review and recommendations:
(1)
Township Planning Commission.
(2)
Board of Supervisors.
(3)
Township Engineer.
(4)
Montgomery County Planning Commission, along with the required review fee and completed review request form.
(5)
Township Solicitor, Public Works Director, Fire Marshal, Police Chief, other Township boards or officials, sewer and/or water authorities, and/or other technical consultants as needed.
3.
A final plan for an application that has been previously granted preliminary plan approval shall be approved by the Board of Supervisors when it is assured that:
A.
The final plan conforms to the approved preliminary plan and any conditions made in the approval of it.
B.
All engineering and other technical details have been resolved to the satisfaction of the Township Engineer, as evidenced by a letter from the Township Engineer, and to the satisfaction of other technical advisors, when requested by the Board of Supervisors.
C.
A recommendation is received from the Planning Commission if specifically requested by the Board of Supervisors.
D.
All financial security and legal agreements, including a development agreement, have been satisfactorily executed by applicant and found acceptable by the Board of Supervisors, under the advice of the Solicitor.
(1)
When requested by the developer, in order to facilitate financing, the Board of Supervisors shall furnish the applicant with a signed copy of a resolution indicating approval of the final plan contingent upon the applicant obtaining a satisfactory financial security.
(2)
The final plan shall not be signed, released to the applicant, nor recorded until the financial improvements agreement is executed.
(3)
The resolution of approval contingent upon a financial security agreement shall expire and be deemed to be revoked if the financial agreement is not satisfactorily executed within 90 days, unless a written extension is granted by the Board of Supervisors.
E.
The plan complies in all respects with applicable Township ordinances or that appropriate variances or waivers have been granted for features that do not comply.
F.
All necessary permits and other plan approvals have been obtained from the applicable regulatory agencies, authorities, or departments.
4.
After the final plan is approved, the applicant shall present three paper copies of the plan to the Township Secretary for signature by the Board of Supervisors, including the affixing of the official Township Seal. Digital shape files of the appropriate proposed public improvements and record plan, in a form satisfactory to the municipality, shall also be provided at that time.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
1.
Within 90 days following final plan approval or 90 days following the delivery of the signed plans to the applicant by the Township or following completion of conditions imposed for such approval, the Township Solicitor shall record the final plan in the office of the Recorder of Deeds of Montgomery County.
A.
In accordance with the Pennsylvania Municipalities Planning Code, whenever final plan approval is required by a municipality, the Recorder of Deeds shall not accept any plan for recording unless it contains the official approval of the Board of Supervisors and certification of review by the County Planning Commission.
B.
Prior to recording, the applicant shall present the approved plan to the Montgomery County Planning Commission for its stamp and Seal, with one paper copy given to the County Planning Commission for its files.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021; by Ord. No. 24-02, 4/4/2024; by Ord. No. 24-03, 5/2/2024]
1.
Purpose.
A.
The purpose of a minor plan is to provide an expeditious means of subdivision approval for the division of a single lot, tract or parcel of land, including the annexation of land between existing lots and the adjustment or relocation of one existing boundary line between two adjacent lots, or the shifting of boundary lines to increase the area of an existing lot; provided, however, that the lot line change results in the same number or fewer lots as existed prior to the lot line change.
B.
Minor plans may be filed and processed only for lot line adjustments, simple conveyances, minor subdivisions, mortgage subdivisions, or minor land developments as characterized herein, in accordance with the standards and requirements in this section.
C.
Revised minor plans are plans that follow an initial final plan submission and are in response to Township consultant review letters. For revised final plan submissions, this section shall be followed except for the submission of a recorded deed, professional services agreement, and fees, as these items were provided with the initial preliminary plan submission. In addition to these requirements, revised final plan submissions shall include a detailed response letter addressing all comments in review letters issued by the Township's consultants.
2.
Standards for Qualification as a Minor Plan Submission.
A.
Lot Line Adjustment.
(1)
A proposal between two abutting, existing, legally approved and recorded lots.
(2)
A common lot line is proposed to be adjusted in terms of its location or configuration or eliminated.
(3)
The land area of each lot may be different after adjustment, but the total lot area of the two lots will be unchanged.
(4)
No alteration will occur to the perimeter boundary lines of the two lots.
(6)
Possible reasons for lot line adjustments include, but are not necessarily limited to:
B.
Simple Conveyance.
(1)
A proposal between two abutting, existing, legally approved and recorded lots.
(2)
A portion of one lot is being divided off to be conveyed to the owner of the abutting lot.
(3)
The land area of each lot will be different after conveyance, but the total lot area of the two lots will be unchanged.
(5)
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,[3] 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.
C.
Minor Subdivision.
(1)
A subdivision proposal which would divide one existing lot into not greater than three lots, each of which will comply with the applicable dimensional requirements of the zoning district in which the existing lot is located.
(2)
The existing lot has sufficient frontage on an existing, improved public street to satisfy the applicable Township requirements for lot frontage and access to a public street for both proposed lots.
(3)
The existing lot has not been a part of an approved subdivision proposal during the five years previous to the current application.
(4)
The subdivision will not require new road construction, road improvements, or the extension of existing public utility lines.
(5)
The proposal will not involve significant stormwater and/or erosion control issues, as determined by the Township Engineer.
(6)
Disqualification. The Board of Supervisors may require standard preliminary plan submission in place of a minor plan when conditions warrant it, at the advice of the Planning Commission or Engineer.
D.
Mortgage Subdivision.
(1)
A subdivision established for the sole purpose of granting separate and distinct mortgages on each parcel within a commonly managed and maintained land development. The individual parcels created as a result of the mortgage subdivision may not individually meet the required yard setbacks, ground cover, limitations, or other bulk and area requirements of the zoning district in which the property is situate, provided that the applicant documents to the satisfaction of the Township the following:
(a)
The responsibility for the construction, control, and maintenance of development shall be carried on by an entity irrespective of parcels to be established through the mortgage subdivision.
(b)
Irrevocable cross easements shall be established in favor of all parcels created through the mortgage subdivision within the land development with respect to the use, control, and maintenance for the facilities and areas to be used in common so that each parcel becomes an integral part of the land development.
(c)
Declaration that the interest of any mortgagee and that of any transferee of the mortgage property upon any default of the mortgage shall be subject to the obligations and responsibilities as to the facilities and areas to be used in common and the requirements of the cross easements so that such a mortgagee or transferee, in the event of such default or transfer of title to the property, shall be bound thereby.
E.
Minor Land Developments.
(1)
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 this chapter.
(2)
Parking lot expansions.
(3)
Additions to existing nonresidential buildings, provided that the addition is less than 5,000 gross square feet and involves no more than a 25% change in the size of the existing building.
(4)
The conversion of a residential dwelling that results in the creation of no more than four new dwelling units.
(5)
The addition of tenants to an existing nonresidential building when minimal structural improvements are required.
3.
Filing Procedure.
A.
The applicant shall submit the following items at least 30 days' prior to a regularly scheduled meeting of the Planning Commission:
(1)
A completed application.
(2)
Four two-foot-by-three-foot plan sets. Sheet sizes shall be 24 inches by 36 inches, and all lettering shall be so drawn to be legible if the plan should be reduced to half size or a size necessary for recording in the Montgomery County Recorder of Deeds' office, whichever letter is larger. The plans shall be drawn at a scale of one inch equals 50 feet (preferred) or one inch equals 100 feet, or other scale suitable for the specific project.
(3)
Two sets of applicable impact statements.
(4)
An electronic plan set (200 dpi).
(5)
Eleven-inch-by-seventeen-inch plan sets.
(6)
A copy of a recorded deed.
(7)
A completed professional services agreement.
(8)
A completed stormwater management detail sheet.
(9)
A completed county application.
(10)
Fees and escrow, in accordance with the current fee schedule adopted by resolution by the Board of Supervisors.
(11)
A written statement granting the Board of Supervisors, its authorized agents and representatives, the Planning Commission, and the representatives of the county and Township departments and agencies having responsibility for review and/or approval under this chapter the right to enter the parcel of land for the purpose of inspection and enforcement of the requirements, terms and conditions imposed herein.
(12)
A thumb drive that contains all required items electronically.
B.
The Township shall review the submission for completeness; incomplete submissions will be rejected. If the submission is complete, the Township shall accept, process and distribute copies of the submission.
C.
The Township, in its discretion, may reduce or eliminate the number of printed copies of the plans provided by the applicant in the submission (or subsequent resubmissions of revised plans). Prior to submission of plans and plan revisions, applicant and their consultants are encouraged to contact the Township Manager to confirm the number of hard copies to accompany the submission.
4.
Review Procedure.
A.
The minor plan shall be placed on the agenda of the next regularly scheduled meeting of the Township Planning Commission following the plan filing date, provided that plans are filed and accepted at least 30 days' prior to the meeting date.
C.
All minor plans shall be considered to be preliminary plans for the purposes of submission for review and approval and shall comply with the following filing and review procedures:
(1)
All sheets shall be the same size and shall be numbered relative to the total number of sheets (i.e., 1 of 5, etc.). Intermediate plan sheets (e.g., Sheet 26A) will not be permitted.
(2)
Where two or more sheets are needed to show the entire tract, a reduced-scale key plan shall be provided to show how the sheets fit together. Match lines shall be shown.
(3)
Property lines shall be drawn and labeled in conformance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor, and Geologists Registration Law,"[6] and accepted surveying and civil engineering practices, including dimensions shown in feet and decimal fractions thereof, and bearings shown in degrees, minutes, and seconds.
[6]
Editor's Note: See 63 P.S. § 148 et seq.
(4)
Tract boundary lines shall be the heaviest property lines.
(5)
Proposed lot lines shall be the next heaviest.
(6)
Possible future lots, if shown, shall be the lightest line weight and may be shown as dashed lines.
(7)
Property lines to be eliminated where two or more lots are proposed to be joined in common deed should be properly noted and depicted on the boundary to be removed.
(8)
Basic Information. All preliminary plans shall show the following basic information:
(a)
Name of the subdivision or land development, including the assigned Township Plan number.
(b)
Name, address, email, and phone number of the applicant.
(c)
Name, address, email, and phone number of the firm which prepared the plan and professional seal of the individual certifying its accuracy and compliance with applicable standards.
(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 displayed in graphic and written form.
(f)
Location plan showing the relationship of the subject tract to the surrounding road network, adjacent properties, and major physical features.
(g)
The entire tract boundary with bearings and distances and total tract acreage.
(h)
A list of the basic dimensional and density requirements of the applicable zoning district, compared to the applicant's proposal.
(i)
Zoning classification(s) of all lands abutting the proposal.
(j)
Names of all current owners of immediately adjacent lands.
(k)
(l)
Description of variances or special exceptions, conditions of their approval, and the dates they were granted, if any.
(m)
Description of any deed restrictions, including conservation and environmental, or other covenants affecting development of the tract. This information should contain the name of the easement holder or parties in the covenant agreement and a reference to their deed and page book recording location.
(n)
The requirements of any other local ordinance which may affect the proposal.
(o)
The legend shall be sufficient to indicate clearly between existing and proposed conditions.
(p)
Name and address of the owner of record if different from the applicant.
(q)
Tax parcel number(s) of all parcels being subdivided or developed.
(r)
Deed book and page numbers for all parcels being subdivided or developed.
(s)
A note shall be shown on the plan which states "Preliminary Plan - Not to Be Recorded."
(t)
Dimensions shall be displayed in feet and decimal parts thereof, and bearings in degrees, minutes, and seconds.
(u)
The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed and shall include a description of all symbols used.
(v)
The date of the applicable Township Code of Ordinances used for the preparation of the plan.
(9)
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:
(b)
Water resources, including:
1)
Lakes and ponds.
2)
Wetlands, wetland margins, swamps, or marshes.
3)
Watercourses and springs.
4)
Existing well locations - in use, capped, and abandoned.
5)
Flood-prone or floodplain areas, including data from FEMA studies, supporting hydrologic and hydraulic data for 100-year flood limits, or Montgomery County Soil Survey when applicable, as determined appropriate by the Township Engineer for the watercourse(s) affecting the site.
6)
Riparian corridors.
(f)
Other natural features, including:
1)
Mature trees. Location, size, species, and condition of trees six inches in diameter (dbh) or greater, when standing alone or in small groups within 15 feet of the proposed limit of disturbance. The location of mature trees that are not within 15 feet of the proposed limit of disturbance may be shown with a tree symbol only.
2)
Outer limits of woodlands and a general description of their types, sizes, and conditions.
(i)
Other man-made features, including:
1)
Location, size, character, and configuration of existing buildings or structures, driveways, parking lots or any type of paved surface, labeled "To Remain" or "To Be Removed," as applicable.
2)
Location and description of existing buildings and other structures less than 100 feet beyond the tract boundaries.
(10)
Proposed Features and Lotting Plan. Within the tract proposed for minor subdivision, the following information shall be shown on the preliminary plan for minor subdivision:
(a)
Minor Subdivision Layout.
1)
Driveways, for any lot created by the minor subdivision, the following shall be provided:
a)
Driveway location.
b)
Driveway width.
c)
Driveway profile, providing verification that minimum and maximum driveway slopes and stopping areas have been provided.
d)
Driveway Drainage.
1)
Driveway culvert and end sections, designed to convey the design discharge from a fifty-year storm event without overtopping the driveway.
2)
Driveway swale, designed to convey the design discharge from a fifty-year storm event without creating more than four inches of runoff across the driveway.
3)
Roadside swale, designed to safely direct runoff to and from driveway culvert, graded at a maximum grade of 6:1 from edge of road and a maximum grade of 3:1 to right-of-way.
4)
Driveway profile, designed to direct runoff from driveway surface to roadside swale, not onto existing cartway.
e)
Sight distance, with all required site clearing (vegetation and earthen embankments) provided in accordance with PennDOT's minimum safe sight distance requirements.
f)
Driveway construction specification, meeting the Township's driveway standards.
g)
Driveway easements or rights-of-way, as necessary.
2)
Layout and dimensions of all lots, including the net and gross lot area as defined within the Zoning Ordinance,[8] the maximum impervious surface area for each lot, and the required building envelope free of resource restrictions as required by the Township Zoning Ordinance. Area free of resources for the wastewater disposal system, if applicable, shall be shown.
3)
All building setback lines (including existing buildings to be used).
4)
Proposed sidewalk or other walkway locations.
5)
Proposed dwelling unit, including:
6)
Potential Dwelling Unit. For any lot where a dwelling unit is not proposed to be constructed at this time, the plan provide evidence that a suitable dwelling unit and associated improvements can be constructed on the new lot without violating the terms of the Zoning Ordinance,[9] by providing the following information:
a)
Minimum Dwelling Unit. A potential dwelling unit with a minimum building footprint of at least 3,000 square feet shall be shown.
b)
Additional Lot Features. A minimum of 2,000 square feet shall be provided for patios, walkways, sheds, etc., typically provided to the rear of the potential dwelling unit.
c)
Total potential coverage (square feet and percentage of site).
7)
Stormwater Management Facilities.
b)
Stormwater Management Facilities for Potential Dwelling Units. An area shall be provided for potential stormwater management facilities at a ratio of two square feet of stormwater management area for every one square foot of impervious surface area. The stormwater management area shall be placed downslope of the potential dwelling unit and the additional lot features area.
8)
Impervious coverage area calculations.
9)
Proposed landscaping plan, including:
a)
Existing vegetation to be removed.
b)
Existing vegetation to be preserved.
c)
A plan of proposed plantings showing the locations of street trees, stormwater facilities landscaping, and any required buffer areas.
d)
Proposed planting schedule, including the number, location, and species and sizes of plantings.
e)
Existing and proposed contours, including related landscape features such as mounding and water features.
f)
Other planting areas, such as managed meadow or other naturalized settings.
g)
Tree protection areas, tree protection zones, and tree protection fencing.
(b)
Grading and Drainage Plan. The following information shall be shown on the preliminary plan when new dwelling units are proposed:
1)
Proposed contours for the entire site.
3)
Stormwater management and erosion control and sedimentation facilities, including:
a)
Basins.
b)
Swales.
c)
Diffusion devices.
d)
Velocity controls.
e)
Pipe locations.
f)
Pipe sizes and materials.
g)
Direction of flow.
h)
Gradient of flow.
i)
Inlets, catch basins, and manholes, including rim and invert elevations.
j)
Invert elevations.
k)
Design calculations for these facilities shall be submitted in report form with a note on the plan referencing the report.
(c)
Well locations, including the 100-foot radius clear zone separating wells from sewage disposal locations.
(d)
Supporting Information.
1)
A development schedule including the approximate date when the construction is expected to begin and to be completed (if within five-years), or a statement indicating that construction of potential dwelling units is not expected to occur within five years.
2)
A copy of all restrictions or covenants, if any, under which lots are to be sold.
3)
A copy of the last recorded subdivision or land development plan pertaining to the site.
4)
A traffic impact or water resources impact statement, if applicable.
5)
Certification of inspection and satisfactory functioning of any on-lot sewage disposal system which will remain in use, in accord with current industry, DEP, or County Health Department standards.
6)
On-lot wastewater disposal facilities, designed to comply with the provisions of Chapters 71 and 73, Administration of Sewage Facilities Program, Pennsylvania Sewage Facilities Act (Act of January 24, 1966), P.L. 1535, No. 537 as amended.[10] The proposed facilities shall be deemed satisfactory by the County Health Department and a permit for on-lot disposal be issued. A County Health Department "Letter of Suitability" for on-site disposal must be received by the Planning Commission with the preliminary plan for each and every lot.
[10]
Editor's Note: See 35 P.S. § 750.1 et seq.
7)
Copies of letters and permit applications to all reviewing agencies.
8)
Stormwater calculations and reports.
9)
Wetlands delineation study, if applicable.
10)
Waiver Request Letter. If no waivers are required, the waiver request letter must still be provided, specifically noting that no waivers are required for this application.
D.
When a minor plan qualifies for approval, or for approval subject to conditions, in accordance with § 22-310, Subsection 1, 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 4, herein, and complies with § 22-308, Subsection 3, herein.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021; by Ord. No. 24-02, 4/4/2024]
1.
The Township may consider changes to plans that are submitted as preliminary or final plans if they are resubmitted in the following manner:
A.
Revised Preliminary Plans. Revised preliminary plans are plans that follow an initial preliminary plan submission and are in response to Township consultant review letters. For revised preliminary plan submissions, the same requirements for an initial preliminary plan submission shall be followed except for the submission of a recorded deed, professional services agreement, and fees, as these items were provided with the initial preliminary plan submission. In addition to these requirements, revised preliminary plan submissions shall include a detailed response letter addressing all comments in review letters issued by the Township's consultants. Revised plans shall include all plan sheets, and not merely those plan sheets reflecting revisions from prior submissions.
B.
Revised Final Plans. Revised final plans are plans that follow an initial final plan submission in accordance with the approved preliminary plan resolution. For revised final plan submissions, the same requirements for an initial final plan submission shall be followed except for the submission of a planning module and fees, as these items were provided with the initial final plan submission. In addition to these requirements, revised final plan submissions shall include a detailed response letter addressing all comments in review letters issued by the Township's consultants. Revised plans shall include all plan sheets, and not merely those plan sheets reflecting revisions from prior submissions.
C.
Revised Minor Plans. Revised minor plans are plans that follow an initial minor plan submission and are in response to Township consultant review letters. For revised minor plan submissions, the same requirements for an initial minor plan submission shall be followed except for the submission of a recorded deed, professional services agreement, and fees, as these items were provided with the initial preliminary plan submission. In addition to these requirements, revised minor plan submissions shall include a detailed response letter addressing all comments in review letters issued by the Township's consultants. Revised plans shall include all plan sheets, and not merely those plan sheets reflecting revisions from prior submissions.
2.
Any revision, replanning or resubdivision of land which includes changes to an approved preliminary or recorded final plan of subdivision or land development shall be considered a new subdivision or land development and shall comply with all procedures and regulations of this chapter. Revisions to meet the conditions in accordance with an approved preliminary plan resolution are exempt from this section.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
1.
No subdivision or land development approval is needed for a de minimus improvement as defined in Part 2. An applicant who wishes to proceed under these provisions shall submit to the Township Zoning Officer the following for their review:
2.
The plan, when filed, shall undergo engineering and zoning review to address all zoning issues, such as trash enclosures, landscaping, site access, and stormwater management. An escrow shall be established with the Township to cover appropriate fees for plan review as determined by staff.
3.
Any given building may have no more than three de minimus improvements, including the current application, provided that, when taken together, the improvements require less than five additional parking spaces and the total footprint of the de minimus additions does not exceed 1,000 square feet.
4.
Upon completion of the appropriate staff review, if the applicant agrees, in writing, to the conditions, improvements, and/or requirements determined by the review, the application will be approved and the appropriate permits will be issued. In the event that the applicant does not agree with the review conclusions, the application is deemed denied, and the applicant may elect to resubmit the application under the standard land development procedures as set forth herein.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
The applicant is responsible for making the appropriate applications for various federal, state, county, and municipality permits or other approvals from governments or private utilities or service providers. These should be sought in a timely manner that fits into the overall plan review and approval process described in this Part. To the extent that the applicant is required to modify the plan as a result of permits or other approvals, the applicant is still required to comply fully with the Township Subdivision and Land Development and Zoning Codes.
[Ord. No. 3/29/1990B, as amended by Ord. No. 21-07, 8/5/2021]
1.
All developers, owners, builders, or agents representing them who are selling a vacant subdivided residential lot or a newly constructed home to a member of the general public shall adhere to the following disclosure requirements:
A.
The seller of any newly constructed residential property or subdivided lot for a residential building shall prominently display the approved subdivision or land development in the location where property sales are transacted so as to be plainly visible to all potential buyers. The approved subdivision or land development plan shall include the record plan complete with all approval notations and all accompanying plans approved with the record plan.
B.
Before signing a sales agreement for a newly constructed property or a newly subdivided lot for a residential building, buyers shall sign a disclosure statement that verifies that the seller has been provided all relevant information described below and limitations or restrictions associated with it, which is clearly displayed on plans with appropriate narrative materials, including:
(1)
Common areas such as parklands, streets, and open space which is part of the subdivision or land development or adjacent to it. Any improvements to these common areas that may occur in the future as described during the development process or as noted on the plans should be discussed.
(2)
All lot lines in the development.
(3)
All limits to the use of the lot subject to purchase, including the setbacks for building, building coverage restrictions, and height restrictions.
(4)
All uses permitted in the development under current zoning.
(5)
All dimensional requirements for accessory structures on the lot to be purchased.
(6)
Any easements, deed restrictions, or conservation areas in the development and what limitations they make to the property.
(7)
Membership requirements for the homeowners' association. A copy of the homeowners' association or condominium agreement shall be provided.
(8)
The location of all wetlands in the development.
(9)
The location of all 100-year floodplains in the development.
(10)
The location of steep slopes.
(11)
The location of all stormwater management facilities, including maintenance requirements and drainage easements.
(12)
Public pathways and trails.
(13)
The zoning of the land that adjoins the development.
(14)
Proposed new road rights-of-way in or adjoining the development, including the extension of temporary culs-de-sac.