[Amended 7-16-1990 by Ord. No. 90-2]
The standards, requirements, and procedures contained in this article shall govern the submission and processing of all applications for subdivisions and/or land developments in the Township. Applications must also meet the requirements of Chapter 265, Zoning, of the Douglass Township Code, and Comprehensive Plan, if any, and any other applicable Township ordinance or regulation.
[Amended 5-1-2017 by Ord.
No. 2017-02]
A tentative sketch plan should be drawn legibly and to scale,
although it need not be a carefully engineered drawing, and should
show the following information:
A.
Name of subdivision or land development.
B.
Name and address of owner.
C.
Name and address of applicant.
D.
North point and scale written in graphic.
E.
Date of plan preparation.
F.
Name and address of the engineer, surveyor or architect, as applicable.
G.
The entire tract boundary and total acreage drawn to a scale of not
less than one inch equals 200 feet.
H.
The approximate location of existing buildings (and their uses),
driveways, sewer lines, sewer systems, wells, storm drains, culverts,
bridges, utility easements, quarries and other man-made features within
the site.
I.
Existing and proposed streets, lots, and buildings with all lots
numbered in a logical numerical system.
J.
Location plan showing the relationship of the subject tract to the
surrounding road network and major physical features.
K.
When applicable, the proposed density, building coverage, impervious coverage, green space, and other design information needed to determine compliance with Chapter 265, Zoning.
L.
The approximate location of watercourses, floodplains and wetlands.
M.
Ponds, ditches, drains.
N.
Proposed parking area.
O.
Open space and recreational areas, if applicable.
P.
Any additional information which the applicant believes will help
explain the proposal.
Q.
An aerial photograph showing an outline of the site. (Google Maps
are acceptable.)
[Amended 3-7-1994 by Ord.
No. 94-2]
All preliminary subdivision and/or land development plans shall
comply with the following requirements:
A.
Drafting standards.
(1)
The scale of the plan shall be one of the following: one inch equals
10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet, or 100 feet.
In determining the scale of the plan, the legibility of lines and
lettering on the plan should be considered.
(2)
Accuracy shall be to within one part in 300.
(3)
Bearings shall be show in degrees, minutes and seconds; distances
shall be shown to 1/100 of a foot.
(4)
Sheet size shall be either 18 inches by 30 inches or 24 inches by
36 inches with a two-inch wide margin on the left edge of the plan
for the purpose of binding in a record volume.
(5)
All sheets shall be the same size, and be numbered relative to the
total number of sheets (i.e., 1 of 5, etc.).
(6)
Where two or more sheets are needed to show the entire tract, a reduced
scale key plan shall be provided sufficient to show their relationship.
(7)
An applicant may use the metric system of measurement if agreed to
in advance by the Board of Supervisors in cooperation with the Township
Engineer. If the metric system is used:
B.
Basic information. Each preliminary plan shall provide:
(1)
Name of the subdivision or land development.
(2)
Name and address of the property owner, subdivider, developer, or
builder.
(3)
Name, address, and professional seal of the individual or firm which
prepared the plan.
(4)
Date of preparation of the plan and a descriptive list of revisions
to the plan, and the revision dates.
(5)
North point and graphic scale.
(6)
The entire tract boundary with bearings and distances and total tract
acreage.
(7)
A list of the basic dimensional requirements and the name of the
applicable zoning district.
(8)
The total number of lots in the subdivision and the total acreage.
When applicable, the density and number of proposed units shall be
shown.
(9)
Parcel number and block and unit number as assigned to the property
by Montgomery County Board of Assessment.
(10)
After the first submission, the file number assigned to review
file by Montgomery County Planning Commission. This will be a six-digit
number such as 92-135-1, and can be found referenced in the Montgomery
County Planning Commission review letters.
This section allows simplified plan submission and processing
requirements for subdivisions and/or land developments which are minor
in nature, in accordance with the following criteria and requirements:
A.
Subdivision qualification. Proposed subdivisions shall conform to
the following criteria:
(1)
Total number of building lots is five or less.
(2)
Parent tract has frontage on an existing, improved public street.
(3)
No new road construction or widening of existing streets is required.
(4)
No subdivision of contiguous land under the same ownership has occurred
during the five-year period prior to the current application.
B.
Land development qualification. Proposed land developments shall
conform to the following criteria:
(1)
Total land area of the tract is less than five acres.
(2)
The tract has frontage on an exiting, improved public street.
(3)
No new road construction is required.
(4)
Less than five dwelling units are proposed if residential, or less
than 2,500 square feet of gross leasable area is proposed if nonresidential.
(5)
No land development of the same tract, under the same ownership,
has occurred during the five-year period prior to the current application;
nor has a subdivision occurred during the same five-year period which
has the effect of creating a qualifying parcel or parcels from a larger,
nonqualifying tract.
C.
Disqualification. The Board of Supervisors may require a major preliminary
plan submission in place of a minor plan when conditions warrant it,
at the advice of the Township Planning Agency or Engineer.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
Existing features. In addition to complying with the requirements of § 230-12 of this chapter, minor preliminary plans shall provide the following information:
(1)
Streets bordering or crossing the tract, showing names, right-of-way
and cartway widths, and surface conditions.
(2)
Locations of other streets within 200 feet of the tract.
(3)
Approximate locations of sanitary and/or storm sewer lines.
(4)
Location of all watercourses and limits of any flood prone areas
(data from Soil Survey and/or FEMA studies).
(5)
Contours obtained from USGS maps for subdivisions; minimum five-foot
intervals for land developments.
(6)
Location and description of existing building and other structures,
labeled "To Remain" or "To be Removed" as applicable, and location
and description of existing buildings and other structures less than
50 feet beyond the tract boundaries.
(7)
Outer limits of tree masses.
(8)
Locations of any natural or man-made features which may affect the
developability of the land, such as quarries, marshlands, etc., within
the property and up to 50 feet beyond the tract boundaries.
(9)
Locations and description of major utilities, such as pipelines and
electric transmission lines, both above and below ground, with a note
describing additional setback or development restrictions required
in their regard.
(10)
Areas subject to dead restrictions or easements.
All proposals which do not qualify for submission as minor preliminary
plans shall be submitted as major preliminary plans under the following
regulations:
B.
All survey work for plan preparation or other required design work
shall be based upon the BMMA sanitary sewer system datum. When such
is not available, the USGS datum shall be used. Local survey datum
may be used only upon the approval of the Township Board of Supervisors.
C.
In addition, the following shall be shown on the plan:
(1)
Zoning classification(s) of all lands abutting the proposal.
(2)
Names of all current owners of immediately adjacent lands and lands
on the opposite side of all streets.
(4)
Description of waivers, variances, or special exceptions and the
date they were granted, if any.
(5)
Description of any deed restrictions or other covenants affecting
development of the tract.
(6)
The requirements of any other Township ordinance which may affect
the proposal.
(7)
Legend sufficient to indicate clearly between existing and proposed
conditions.
D.
Existing features. Within the tract proposed for subdivision or land
development, and within 100 feet of the tract (or greater or lesser
distance as specified below), the following information shall be shown
on the plan:
(1)
Streets bordering or crossing the tract, showing names, rights-of-way
and cartway width and surface conditions.
(2)
Other streets within 400 feet of the tract of the tract, showing
names, and right-of-way widths.
(3)
Location and size of sanitary and storm sewers, including invert
elevations and direction of flow, within 400 feet of the tract. Location
and type of sewage systems.
(4)
Location and size of all lakes, ponds, watercourses, wetlands, and
flood-prone areas (flood data from Montgomery County Soil Survey,
FEMA studies and/or supporting hydrologic and hydraulic data for 100-year
flood limits when provided independent of FEMA data).
(5)
Contours at two-foot intervals shall be provided for the tract and
within 50 feet of the perimeter. Contours shall be accurately drawn
from filed survey data or photogrammetric data. Contours from USGS
maps shall be allowed only upon approval by the Township.
(6)
Areas with slopes of 15% or greater, as delineated in Montgomery
County Soil Survey, or determined from the contours shown on the plan.
(7)
Mapped limits of soil types from the Montgomery County Soil Survey
and the limitations of each soil for the type of development proposed
and for on-site sewage disposal, if applicable.
(8)
Location, size, character and configuration of existing building,
labeled "To Remain" or "To be Removed" as applicable.
(9)
Location, size, species, and condition of trees six inches in diameter
or greater, when standing alone or in small groups.
(10)
Outer limits of tree masses and a general description of their
types, size and condition.
(11)
Locations and limits of rock outcroppings, quarries, springs,
marshlands, ravines, and other natural or man-made physical features
which may affect the location of proposed streets or buildings, both
within the property and up to 50 feet beyond the tract boundaries.
(12)
Location, size and ownership of utilities, both above and below
ground, with a note added to describe additional setback or development
restrictions required in their regard.
(13)
Location of wells.
(14)
Location of existing stormwater or erosion control facilities,
including basins, pipes, diffusion devices, and velocity controls.
(15)
Location and description of existing buildings and other structures
less than 50 feet beyond the tract boundaries.
E.
Proposed subdivisions and/or land development layout. The proposed
road and lot layout shall show:
(1)
The layout of proposed streets and alleys, including names, cartway
and right-of-way widths, and other dimensional data consisting of
center-line courses, distances, and curve data, curblines and radii
at intersections and street location tie-ins by courses and distances;
ultimate rights-of-way for existing and proposed streets.
(2)
Layout and dimensions of all lots, including the net lot area.
(3)
All building setback lines.
(4)
Location, size and configuration of all land to be used for common
purposes, such as recreation and open space, with notations in regard
to proposed use(s) and dedication, if applicable.
(5)
Proposed walkway locations.
(6)
Approximate locations, size and configurations of proposed buildings,
along with the driveway locations.
F.
Grading, drainage and utilities. The following proposed information
shall be shown on the plans or otherwise submitted in written form:
(1)
When required by the Township, the plan shall indicate existing and
finished grade contours at two-foot intervals.
(2)
Finished floor elevations of proposed buildings.
(3)
Approximate limits of site disturbance, including a clear delineation
of existing vegetation to be removed and to be preserved.
(4)
Stormwater and erosion and sedimentation control methods and facilities,
including swales or pipes, inlets, catch basins, stormwater basins,
diffusion devices, velocity controls, and supporting data.
(5)
Sewage disposal facilities including on-lot systems or sanitary sewer
lines, manholes, pumping stations, location of percolation tests,
etc.
(6)
Water supply lines, well location, and fire hydrants, where applicable.
G.
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, water mains,
storm drains, etc., showing manholes, inlets, and catch basins. When
a roadway will eventually be extended onto adjacent property, the
roadway profile shall extend at least 200 feet onto the adjacent property.
These plans may be submitted on separate sheets.
(2)
The plan shall show preliminary design of any bridges, culverts or
other structures and appurtenances which may be required.
(3)
A drainage computations report shall be submitted to cover all drainage
facilities.
(4)
When required by the Township, a soil erosion control plan shall
be prepared and submitted to the Township and Montgomery County Soil
Conservation District. This may be provided during the final phases
of plan design.
H.
Certifications. Upon preliminary plan approval, the preliminary plan
must show:
(1)
The signature and seal of the registered surveyor verifying that
the plan represents a survey made by him; that the monuments exist
or will be placed as located; and that the dimensional and geodetic
details are correct.
(2)
The signature of the subdivider, developer or builder certifying
his/her adoption of the plan and any changes thereto.
(3)
The signatures of the Township Secretary, Chairman of the Board of
Supervisors, Planning Agency Secretary and Chairman of the Planning
Agency certifying that the Board of Supervisors have approved the
preliminary plan and changes thereto on the date shown.
(4)
If the preliminary plan will also function as the final plan and be recorded, then the certifications shown in § 230-15B(3) shall be used.
[Amended 3-7-1994 by Ord.
No. 94-2]
In addition to the applicable items under §§ 230-12 and 230-14, all final subdivision and/or land development plans shall comply with the following requirements:
A.
Improvements construction plan.
(1)
Drafting standards. The same standards shall be required for an improvements
construction 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 not exceed five feet to the inch, or comparable
metric scales with a conversion table. The plan and the profile shall
be drawn to the same scale.
(2)
Information to be shown. The plan shall contain sufficient information
to provide working plans for the construction of the proposed streets,
or any portion thereof, including all appurtenances, sewers, utilities,
as shown on the preliminary plan from one existing or approved street
to another, or in the case of a cul-de-sac, to its turnaround. This
information shall include:
(a)
Horizontal plan. The horizontal plan shall show details of the
horizontal layout as follows:
[1]
Information shown on the approved preliminary plan.
[2]
The beginning and the end of proposed immediate construction.
[3]
Stations corresponding to those shown on the profiles.
[4]
The curb elevation at tangent points of horizontal curves, at
road or alley intersections, and at the projected intersections of
the curblines.
[5]
The location and size of sanitary sewers and lateral connections
and water mains with distances between manholes, gas, electric and
other utility pipes or conduits and of storm drains, inlets and manholes.
Elevations (tops and inverts) shall be shown on all storm drainage
and sanitary sewer structures. All utilities shall be shown together
on each utility drawing.
[6]
The location, type and size of curbs and all paving widths.
[7]
The location and species of all proposed shade trees and the
location and type of fire hydrants and streetlights.
(b)
Profiles. The profiles shall show details as follows:
[1]
Profiles and elevations of the ground along the center lines
of proposed streets and along the curbline and edge of pavement of
existing streets. Finish grades shall be provided at least 50 feet.
[2]
Profiles of sanitary sewers with a profile over the sewer of
the existing and finished ground surface showing manhole locations
beginning at the lowest manhole.
[3]
Profiles of storm drains showing catch basins, inlet, and manhole
locations, swales, ditches, etc.
[4]
Profiles of water mains.
(c)
Cross sections. The cross section for each classification of
street shall comply with the Township's standards and specifications
as minimum requirements. It shall show a typical cross section across
the road with details of grading and construction as follows:
[1]
The ultimate right-of-way width and the location and width of
the cartway.
[2]
The type, depth and crown of paving.
[3]
The type and size of curb.
[4]
Grading of the sidewalk area should be carried to the full width
of the ultimate right-of-way and slopes of cut or fill extended beyond
the ultimate right-of-way.
[5]
The location, width, type and depth of the sidewalks, when required.
[6]
The typical locations, size and depths of sewers and utilities.
(d)
Additional information. The following additional information
shall be submitted with the final plan:
[1]
All required local, state and federal permits shall be submitted.
These permits may include: Montgomery County, the Pennsylvania Department
of Transportation (PENNDOT), or Township permits; Department of Environmental
Protection (DEP) permits for drainage, stream alteration, dams, erosion
and sedimentation control, wetlands, air pollution, or sanitary sewage
facilities.
[2]
The following statement shall be required on the final plan:
"The Approved Improvement Construction Plan, a copy of which may be
inspected at the office of the Township Secretary, has been made a
part of the Approved Final Plan."
[3]
All final engineering calculations which support the proposed
improvements, such as drainage calculations, sanitary facility design
calculations, or structural calculations.
B.
Record plan.
(1)
Drafting standards. The same standards shall be required for a record
plan as for a preliminary plan, and in addition, for recording purposes,
the plans shall be placed on sheet sizes of 18 inches by 30 inches,
or 24 inches by 36 inches. All lines shall be drawn to be legible
if the plan is reduced to 1/2 size or microfilmed. Lettering shall
be no smaller than one-tenth inch.
(2)
Information to be shown. The plan, which shall include all portions
of an approved preliminary plan, shall show:
(a)
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 30,000.
(b)
The names of abutting owners and their property lines; names,
locations, widths and other dimensions of all roads, including center
line courses, distances and curve data; descriptive data of street
lines not parallel or concentric to a center line, and location tie-ins
by courses and distances to the nearest intersection of all existing,
planned and approved streets, and alleys; easements, recreational
areas and other public improvements, within the land to be subdivided
or developed.
(c)
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 subdivider, developer, or builder.
(d)
Evidence that the plans are in conformance with Chapter 265, Zoning, 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.
(e)
The location, material and size of all monuments with reference
to them.
(f)
Building setback lines with distances from the ultimate right-of-way
line.
(g)
Restrictions in the deed affecting the subdivision of the property.
(h)
The location of all floodplains, and steep slopes as defined in Chapter 265, Zoning, and herein.
(i)
Offer of dedication of the ultimate right-of-way area of existing
streets.
[1]
When the ultimate right-of-way area of existing streets is offered
for dedication, the following note shall be used:
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"All that area between the existing legal right-of-way line
and the ultimate right-of-way line of _____ is hereby offered for
dedication to the governmental body having jurisdiction."
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[2]
When existing buildings are located within the ultimate right-of-way
area, the following note may be added to the end of the ultimate right-of-way
dedication note:
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"Except that all the area under and immediately abutting existing
buildings in the ultimate right-of-way is not offered for dedication
but is hereby reserved for future road widening purposes."
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(j)
A list of all sheets that are included within the plan.
(3)
Certifications. Before approval, the following applicable certifications
shall appear on the record plan. All certifications shall be properly
signed and sealed.
(a)
Owner's certification.
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Commonwealth of Pennsylvania,
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County of Montgomery
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On the _____ day of __________, 20_____, before me the subscriber,
a notary public of the Commonwealth of Pennsylvania, residing in __________,
personally appeared __________ who acknowledges himself/herself (themselves)
to be the owner(s) of the land shown hereon. All necessary approvals
of this plan have been obtained and are endorsed thereon and that
I (we) desire that this plan be duly recorded.
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Notary Public
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My Commission Expires
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I (We) do hereby certify that I am (we are) the sole registered
owner(s) of the land herein subdivided and that there are no suits
pending affecting the title of the same and that I (we) do hereby
adopt this plan and desire the same to be recorded. I (We) do further
save the Township harmless and indemnify the Township of Douglass
against any liability or loss resulting from the subdivision or development
of this plan* for whatever reason present or future.
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Owner
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Owner
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(b)
Corporate certification.
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Commonwealth of Pennsylvania,
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County of Montgomery
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On the _____ day of _________, 20_____, before me the subscriber,
a notary public of the Commonwealth of Pennsylvania, residing in __________,
personally appeared __________ who acknowledges himself/herself (themselves)
to be the __________ of __________, a corporation, and that as such
being authorized to do so, he/she executed the foregoing plan by signing
the name of the said corporation by himself/herself as that the said
corporation is the owner of the land show hereon. All necessary approvals
of this plan have been obtained and are endorsed thereon and that
the said corporation desires that this plan be duly recorded.
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Notary Public
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My Commission Expires
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I, __________, acknowledge myself to be the __________ of __________,
a corporation, and that as such being authorized to do so, certify
that the corporation is the sole registered owner of the land herein
subdivided and that there are no suits pending affecting the title
of the same and that I do hereby adopt this plan and desire the same
to be recorded. I do further save the Township harmless and indemnify
the Township of Douglass against any liability or loss resulting from
the subdivision or development of this plat for whatever reason present
or future.
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Corporate Official
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Office
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(c)
Surveyor's certification.
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I hereby certify that the plan shown and described hereon, as well as all other drawings which are a part of the plan set, are true and correct to the accuracy required by Chapter 230, Subdivision and Land Development, of the Douglass Township Code, and were prepared by me or under my direction for which I accept full responsibility, and represents a field survey performed by me or under my direction. The existing perimeter monuments shown hereon have been located as part of the survey and all other proposed perimeter monuments shall be set.
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Date
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Surveyor
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(d)
Township supervisor's certification.
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This plan has been approved by the Douglass Township Board of
Supervisors this _____ day of __________, 20_____.
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Chairman
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Attested: Secretary
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(e)
Township planning agency certification.
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This plan has been approved by the Douglass Township Planning
Agency this _____ day of __________, 20_____.
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Chairman
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Attested: Secretary
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(f)
Wetlands certification.
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I do hereby certify that the delineation of the wetlands shown
on this plan is in accordance with the findings of my field investigation
and that I have determined these limits based upon the U.S. Corps
of Engineers guidelines.
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Date
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(g)
County recording note.
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Recorded in the Office of the Recorder of Deeds, in Norristown,
Pennsylvania, the Plan Book _____, Page _____, on the _____ day of
__________, 20_____.
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(h)
A block or space with minimum dimensions of 3 1/2 inches
by two inches shall be placed on the right side of the record plan
and shall include wording and appear as follows:
[Amended 4-16-2001 by Ord. No. 01-03]
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MCPC No._____
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PROCESSED and REVIEWED. A report has been prepared by the Montgomery
County Planning Commission in accordance with the Municipalities Planning
Code.
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Certified this date__________
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For the Director
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Montgomery County Planning Commission
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Land development plans shall show the following information, either for a preliminary or final plan, in addition to the information required by §§ 230-12, 230-14, and 230-15 of this chapter:
A.
All new covenants relating to use.
B.
Man-made features for the use of two or more prospective occupants.
C.
The density and/or intensity of use.
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 accessory structures and facilities.
F.
All roads, driveways, parking facilities and pedestrian ways (including
the total number of parking spaces).
G.
The locations, areas, and types of common open space and/or recreation
facilities.
H.
A conceptual site utilization layout defining the general location
of all proposed uses and activities.
Applicants are encouraged to submit tentative sketch plans for
subdivision and/or land developments, although this type of plan submission
is optional.
A.
Tentative sketch plans should be presented to the Township Planning
Agency for informal discussion at a regularly scheduled Planning Agency
meeting, following a request made to the Township Zoning Officer or
Secretary to be placed on the agenda.
B.
The purpose of a tentative sketch plan submission is to provide informal
advice and guidance to an applicant prior to preparation of preliminary
plans, and therefore, it does not constitute a formal plan submission
and is not subject to a time limit.
C.
The Township Planning Agency may make nonbinding suggestions and
recommendations to the applicant during the meeting at which the plan
is discussed. These need not be presented in writing to the applicant'
however, they should be summarized in the minutes of the Township
Planning Agency for reference.
D.
If a proposal is large or complex, the Township Planning Agency may
defer completing its comments and recommendations until it has consulted
its technical advisors. However, the Planning Agency will try to expedite
this informal review process.
Preliminary plans shall be submitted for all subdivisions and/or land developments subject to the following procedure and subject to the requirements of §§ 230-12, 230-13, 230-14, 230-19, and 230-20.
A.
Five copies of the preliminary plan shall be submitted to the Township
Secretary or Zoning Officer, in person by the applicant or applicant's
agent, at the Township Building during normal Township business hours.
C.
The Plan submission date will be stamped on the plan, following a
cursory review of the plan, only if the plan shows basic compliance
with the requirements of this article.
D.
The Township Secretary or Zoning Officer shall distribute copies
of the plan to the following for review and recommendations:
(1)
Township Planning Agency.
(2)
Board of Supervisors.
(3)
Township Engineer.
(4)
Montgomery County Planning Commission, along with the required review
fee and request for review.
(5)
Township Solicitor, other Township boards or officials, sewer and/or
water authorities, and/or other technical consultants as needed.
E.
The application for approval of the preliminary plan shall be placed
on the agenda of the next regularly scheduled meeting of the Township
Planning Agency following the plan submission date.
F.
The application for approval 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 Agency shall communicate
its recommendation to the Board of Supervisors.
G.
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.
(1)
The ninety-day time period shall be measured from the date of the
next regularly scheduled Township Planning Agency meeting following
the plan submission date.
(2)
If the next regularly scheduled Township Planning Agency meeting
occurs more than 30 days following the plan submission date, then
the ninety-day time period shall be measured from the thirtieth day
following the plan submission date.
(3)
If an extension of the ninety-day time period is applied, it shall
be measured from the expiration of the original ninety-day period.
A time extension shall postpone the deadline and effects of the ninety-day
time period for the additional number of days agreed to in writing.
H.
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 Agency, Township Engineer, Montgomery County Planning Commission,
and/or other technical advisors as requested.
(1)
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's report of its recommendations
is received, or until the expiration of 30 days from the date the
application was forwarded to the County.
(2)
In accordance with the policies of the Montgomery County Planning
Commission, the thirty-day time period shall begin from the date the
application was received at the county.
I.
Procedure following the Board's decision. When the Board of Supervisors
makes a decision on a preliminary plan, one of the following procedures
will be followed, depending on the type of decision:
(1)
Denial. If the Board denies approval of a preliminary plan in terms
as filed by the applicant, then the written notification to the applicant
shall specify the defects found in the application and describe the
requirements which have not been met, and shall cite the provisions
of the statute or ordinance relied upon.
(2)
Approval. If the Board approves a preliminary plan, in terms as filed
by the applicant, then the Township Secretary will so certify thereon,
and two copies of the approved plan will be forwarded to the applicant.
The applicant shall then submit five paper copies and two Mylar or
linen copies of the approved plan for Township seal and signature.
(3)
Approval subject to conditions.
(a)
If the Board approves a preliminary plan subject to specific
conditions, then those conditions shall be accepted in writing by
the applicant, otherwise the plan shall be denied approval. Therefore,
the written notification to the applicant shall:
[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.
(b)
Following submission of written agreement to the conditions specified by the Board, the applicant shall meet the requirements of § 230-21 and shall submit five paper copies and two Mylar or linen copies of the preliminary plan, which show compliance with the conditions, by plan revision or notation, for Township Seal and signature. Two signed copies will be returned to the applicant, along with a paper copy and Mylar which must be recorded at the Recorder of Deeds.
Approval will be effective for a period of five years from the
date of preliminary plan approval, 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 approvals 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 Board of Supervisors in 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, the protections of § 230-19A, above, shall also apply to each subsequent sect ion for an additional term of three years from the date of final plan approval of each section.
A.
The following may be granted concurrent preliminary and final plan approval when all required certifications are placed on the plan in accordance with § 230-15B(3) of this chapter:
(1)
Minor preliminary plan.
(2)
Major preliminary plans showing all information required for a final
plan and for which no changes have been required by the Board of Supervisors,
provided that any financial guarantees and/or development agreements
have been completed to the satisfaction of the Board of Supervisors,
upon recommendation of the Township Engineer and Solicitor.
Following preliminary plan approval, a final plan shall be submitted in accordance with the following procedure and subject to the requirements of § 230-15 of this chapter, except for those plans exempted in compliance with § 230-20 of this chapter, Concurrent preliminary/final approval.
A.
The final plan shall conform to the preliminary plan as approved
by the Board of Supervisors, including all required modifications
and conditions agreed to by the applicant.
C.
Five copies of the final plan shall be submitted to the Township
Secretary or Zoning Officer, accompanied by the Township filing fee
and required administrative forms.
D.
The plan submission date will be stamped on the plan and the application
for final plan approval shall be placed on the agenda of the next
regularly scheduled meeting of the Township Planning Agency following
the plan submission date.
G.
A final plan shall not be approved until the Board of Supervisors
are assured that:
(1)
The plan conforms to the approved preliminary plan.
(2)
All engineering and other technical details have been resolved to
the satisfaction of the Township Engineer, and other technical advisors
when needed.
(3)
All financial guarantees and legal agreements have been reviewed
and found satisfactory by the Township Solicitor, in accordance with
Parts 5 and 6 of this chapter. When requested by the applicant, the
Douglass Township Board of Supervisors shall furnish the developer
with a signed copy of a resolution indicating approval of the final
pan contingent upon the applicant obtaining a satisfactory financial
security. The final plan shall not be signed or recorded until the
financial improvements agreement is executed. The resolution of contingent
approval shall expire and be deemed to be revoked if the financial
security agreement is not executed within 90 days unless a written
extension is granted by the Board of Supervisors.
(4)
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.
(5)
All necessary permits have been obtained from the applicable regulatory
agencies, authorities, or departments.
H.
When the final plan is approved, the applicant shall present five
paper and two linen or Mylar copies of the plan to be signed by the
Chairman of the Board of Supervisors, the Township Secretary and the
Chairman and Secretary of the Township Planning Agency, together with
the date of the approval and official Township Seal.
I.
Within 90 days following final plan approval or 90 days after the
date of delivery of an approved plat signed by the governing body
following completion of conditions imposed for such approval, whichever
is later, the applicant shall record the final plan in the office
of the Record of Deeds of Montgomery County.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
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 municipal governing body and certification
of review by the County Planning Commission.
(2)
Prior to recording, the applicant should present the municipally
approved plan to the Montgomery County Planning Commission for its
stamp and seal, with one paper copy made available to the County Planning
Commission for its files.
[Added 10-5-2015 by Ord.
No. 2015-06]
A.
Intent. A traffic impact study is intended to enable the Township
to assess the traffic impacts of a proposal. Specifically, its purpose
is to:
(1)
Identify any traffic problems that may be created in the existing
highway network as a result of the proposal.
(2)
Delineate solutions to potential problems and to present improvements
to be incorporated into the proposal or into the highway systems within
the study area.
(3)
Assist in the protection of air quality and the conservation of energy.
B.
Preparation of study. The traffic impact study shall be prepared
by a qualified traffic engineer and/or transportation planner with
the cost borne by the applicant. The procedures and standards for
the traffic impact study are set forth below.
C.
Applicability.
(1)
A traffic impact study shall be submitted with all requests for:
(a)
Change in zoning;
(b)
Special exception;
(c)
Conditional use;
(d)
As part of the preliminary plan application for all subdivisions
and/or land developments and/or planned residential developments when
the proposed use and/or development involves 30 or more dwelling units
or 25,000 square feet of nonresidential floor area; and
(e)
Any site that, in the opinion of the Township, has a significant
impact on traffic flow and safety.
(2)
Proposals which would not be required to produce a traffic impact
study by reason of size, above, must produce a study if the expected
number of trips generated per day exceeds 500.
(a)
The anticipated number of trips per day shall be determined
through the use of Institute of Transportation Engineers' (ITE) Trip
Generation Report (most recent edition, as amended). The proposed
use or development shall be identified using the appropriate ITE land
use code. Where doubt exists, the applicant shall seek guidance from
the Township Planning Agency and Township Engineer.
(3)
An application which requires a traffic impact study shall not be
considered complete until the traffic impact study is submitted to
the appropriate review body in accordance with the provisions of this
section.
(4)
The appropriate review body, at its discretion, may require any other
subdivision, land development, zoning change, special exception, or
conditional use application to be accompanied by a traffic study.
(5)
Waiver or modification.
(a)
The Board of Supervisors may waive or modify the requirement
for a traffic impact study, the extent of the study area, or any of
the requirements and standards of this section; provided that such
waiver or modification will not be contrary to the public interest
and that the purposes of the impact study are adequately served.
(b)
In considering a waiver or modification, the Board of Supervisors
may consider such factors as the location of the subject property,
its proximity to intersections and major roadways, the size and intensity
of the proposed subdivision or land development, the number and location
of proposed access to the subject property, the nature of the use
proposed, and the advice of the Township Engineer.
D.
General requirements and standards.
(1)
Site description. The site description shall include the size, location,
proposed land uses, construction staging, and completion date of the
proposed land development. If the development is residential, types
of dwelling units shall also be included. The general site description
shall also include probable socioeconomic characteristics of potential
site users to the extent that they may affect the transportation needs
of the site, e.g., number of senior citizens. A brief description
of other major existing and proposed land development within the study
area shall be provided.
(2)
Transportation facilities description. The description shall contain
a full documentation of the proposed internal and existing external
transportation system:
(a)
This description shall include proposed internal vehicular,
bicycle, and pedestrian circulation, all proposed ingress and egress
locations, all internal roadway widths and rights-of-way, parking
conditions, traffic channelizations, and any traffic signals or other
intersection control devices at all intersections within the site.
(b)
The report shall describe the entire external roadway system
within the stud area. Intersections in the study area shall be identified
and illustrated. Any existing and proposed public transit services
and facilities within a one-mile radius of the site shall also be
documented.
(c)
All future highway improvements, including proposed construction
and traffic signalization, shall be indicated. This information shall
be obtained from the Pennsylvania Department of Transportation's Twelve-Year
Highway and Bridge Program and from the Township. Any proposed roadway
improvements associated with surrounding proposed development shall
be noted.
(3)
Existing traffic conditions. Existing traffic conditions shall be
measured and documented for all roadways and intersections in the
study area and shall include:
(a)
Current average daily traffic volumes, peak highway hour(s)
traffic, and peak development-generated hour(s) traffic.
(b)
Manual traffic counts at all intersections in the study area,
encompassing the peak highway and development generated hour(s), with
documentation included as a technical appendix to the report.
(c)
Delay analysis based upon existing volumes, performed during
the peak highway hour(s) and the peak development-generated hour(s)
for all roadways and intersections in the study area.
(d)
Volume/capacity (v/c) for all intersections having a level of
service D, E, or F or which should be reasonably expected to have
such a level of service after the proposed development. Volume/capacity
and delay levels of service shall be determined for each location
according to the 1994 Capacity Manual, as amended.
(e)
The date or dates when any and all traffic counts were made.
(f)
Analysis of the adequacy for the existing roadway system to
serve the current traffic demand. Roadways and/or signalized intersections
experiencing levels of service E or F, and v/c ratios greater than
or equal to 1.0, shall be noted as deficient. Unsignalized or undersignalized
intersections with levels of service E or F shall be noted as deficient.
(4)
Impact of development.
(a)
Estimation of vehicular trip generation to result from the proposal
shall be completed for the average daily peak highway hour(s) and
peak development-generated hour(s). All turning movements shall be
calculated.
(b)
These generated volumes shall be distributed to the study area
and assigned to the existing roadways and intersections throughout
the study area. Provide documentation of all assumptions used in the
distribution and assignment phases. Traffic volumes shall be assigned
to individual access points.
(c)
Pedestrian volumes shall also be calculated, if applicable.
If school crossings are to be used, pedestrian volumes shall be assigned
to each crossing.
(d)
Note any characteristics of the site that will cause particular
trip generation or distribution problems.
(5)
Analysis of impact.
(a)
The total future traffic shall be calculated and shall consist
of the existing traffic volume expanded to the project completion
year using an annual background growth factor plus the development-generated
traffic and the traffic generated by other proposed developments in
the study area.
(b)
The annual background growth factor shall be determined using
the projected rates of population and employment growth as determined
by Montgomery County Planning Commission and the average annual traffic
growth of the area's roadways as determined from the Delaware Valley
Regional Planning Commission's "Highway Network Coverage Traffic Counts"
and current twenty-four-hour traffic counts.
(c)
Delay analysis shall be conducted using the total future demand
and the future roadway capacity. If staging of the proposed development
is anticipated, calculations for each state of completion shall be
made.
(d)
Analysis shall include peak highway hour(s) and peak development-generated
hour(s) for all roadways and intersections in the study area. Delay
calculations shall be completed for all intersections and proposed
access points to the development. A volume/capacity (v/c) analysis
shall be conducted for all intersections having a future level of
service D, E, or F.
(e)
All access points and pedestrian crossing shall be examined
as to the feasibility of installing traffic signals. This evaluation
shall compare the projected traffic and pedestrian volumes to the
warrants for the traffic signal installation.
(6)
Conclusions and recommendations.
(a)
Levels of service (LOS) and volume/capacity (v/c) ratios shall
be listed for all roadways and intersections. All roadways and intersections
showing a level of service E or F, and v/c ratios equal to or greater
than 1.0 shall be considered deficient.
(b)
The proportion of the site-generated traffic to total future
traffic shall be identified at each lane group that is considered
deficient. Specific recommendations for the elimination of all deficiencies
shall be listed and shall include: internal circulation design, site
access location and design, external roadway intersection design and
improvements, traffic signal installation and operation including
signal timing, and transit design improvements.
(c)
All physical roadway improvements shall be illustrated.
(d)
Signal timing shall be evaluated for any intersection with a
level of service D, E, or F, but a volume/capacity (v/c) ratio less
than 1.0. Warrants for signalization shall be examined for unsignalized
or undersignalized intersections with levels of service E or F.
(e)
Any transportation management techniques which would be available
to the proposed development shall be identified.
(7)
CAPACITY ANALYSIS
LEVEL OF SERVICE
MAJOR INTERSECTION
OFF-SITE TRANSPORTATION IMPROVEMENTS
ON-SITE TRANSPORTATION IMPROVEMENTS
STUDY AREA
(a)
(b)
(c)
(d)
TRIP
(a)
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Traffic-related definitions. As used in this section, the following
terms shall have the meanings indicated:
Intersection approach capacity is the maximum rate of vehicular
flow that can pass through an intersection under prevailing roadway,
traffic, and signalization conditions. The analysis compares the actual
or projected traffic volume to the intersection capacity and results
in a volume/capacity (v/c) ratio.
Level of service (LOS), as described in the 1994 Highway
Capacity Manual (Special Report 209, Transportation Research Board,
as amended), is a qualitative measure of the operational conditions
within a traffic stream and their perceptions by motorists. Levels
of service are defined in terms of delay for signalized intersections
and reserve capacity for unsignalized intersections. Six levels of
service (A through F) are defined for each type of facility, with
LOS "A" representing the least congested operating conditions and
LOS "F" representing a breakdown in operating conditions.
The intersection of any arterial or collector street with
any other arterial or collector street as defined by the Highway Classification
Map of the Township or the equivalent document of adjacent municipalities
where appropriate. The transportation engineer shall seek guidance
from the Planning Commission prior to the initiation of the traffic
impact study to insure agreement on the location of major intersections.
Other transportation-related improvements which are generally
not contiguous with the property being developed and not required
as an on-site improvement but found to be necessary, partly or wholly
as a result of the proposed development.
All improvements on or adjacent to the development site in
the public right-of-way to be required to be constructed by the developer
pursuant to any ordinance, resolution or requirement of the Township.
The study shall be defined by two concentric circles at each
access point:
The first circle shall have a radius of 1/2 mile from each access
point and shall include all intersections along all roadways on which
the tract has frontage and all major intersections on all other roadways.
The second circle shall have a radius of one mile from each
access point and include all major intersections on all roadways on
which the tract has frontage. In the case that no major intersections
are encountered on frontage roadways within either the 1/2 or one
mile radius areas, the study area shall be extended along frontage
roadways to at least the first major intersection in each direction.
Proposals that will general more than 2,500 new average daily
trips shall expand the first concentric circle to a one-mile radius
and the second circle to a two-mile radius.
All intersections identified in the study area should be examined,
even if the intersections are located outside of the Township. The
transportation engineer shall seek guidance from the Planning Commission
prior to the initiation of the traffic impact study to insure agreement
on the study area boundaries.
A one way trip into our out of the premises, and not what
is commonly referred to as a "round trip."
TRIP GENERATION RATESThe total count of trips to and from a study site per unit of land use, as measured by parameters like dwelling units or acres. The institute of Transportation Engineers (ITE) Trip Generation Report shall be referenced to determine the specific rates.
A series of tests which detail the minimum traffic or pedestrian
volumes or other criteria necessary for installation of a traffic
signal. These warrants are contained in the PennDOT Manual 201.
