The standards, requirements, and procedures set forth in this
article shall govern the filing and processing of all applications
for subdivision and/or land developments in the Borough of Narberth.
Applicants submitting a preliminary plan for subdivision shall
conform to the following standards:
A. Drafting standards. Plans shall be professionally prepared in compliance
with the following:
(1) The scale of the plan shall be 20 feet to the inch or 10 feet to
the inch and shall be accurate to within one part in 300.
(2) 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," and accepted surveying and civil engineering practices,
including dimensions shown in feet and decimal fractions thereof,
and bearings shown in degrees, minutes, and seconds.
(a)
Existing lot lines shall be the heaviest property lines.
(b)
Proposed lot lines shall be the lightest line weight, and may
be shown as dashed lines.
(c)
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.
(3) The sheet or sheets shall be 24 inches by 36 inches. All sheets shall
be the same size and consecutively numbered to show its relation to
the total number of sheets comprising the plan (i.e., Sheet No. 1
of 5 sheets, etc.)
(4) Where two or more sheets are needed to show the entire area, a reduced-scale
key plan shall be provided sufficient to show their relationship.
Match lines shall be shown.
(5) All plan lettering, words, and numbers shall be at least 0.1 inch
in height.
(6) Dimensions shall be displayed in feet and decimal parts thereof,
and bearings in degrees, minutes, and seconds.
B. Identification. All preliminary plans shall include the following
basic information:
(1) The name of the subdivision or land development.
(2) Name, address, email, and phone number of the applicant.
(3) Name, address, email, and phone number of the firm that prepared
the plan and professional seal of the individual certifying its accuracy
and compliance with applicable standards.
(4) The date of preparation of the plan, a descriptive list of revisions
to the plan, and the revision dates. All dates shall be included on
every plan sheet.
(5) North point and scale displayed in graphic and written form on every
plan sheet.
(6) The courses and distances of the boundary line survey and entire
boundary of all lots with bearings and distances; and total size in
acres and square feet.
(7) A list of the site plan, building form, and land use standards of
the applicable zoning district, compared to the applicant's proposal.
The comparison chart shall show all "required," "existing," and "proposed"
standards.
(8) The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed, and include a description
of all symbols used.
(9) Area under proposal in both acres and square feet (both net and gross
measurements should be indicated).
(10)
Number of proposed principal and accessory buildings, including
building types and uses.
(11)
Number of proposed lots and/or dwelling units and total proposed
floor area and building footprint. If existing buildings are to remain,
the floor area should be expressed as existing floor area and additional
floor area.
(12)
Zoning classification(s) of all lands abutting the proposal.
(13)
Description of variances or special exceptions needed or granted.
If granted, include conditions of their approval, if any, and the
dates they were granted.
(14)
List of requested waivers, in addition to a waiver request letter as required by §
450-25.
(15)
Description of any deed restrictions, including conservation
and environmental, or other covenants affecting development of the
lots. 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.
(16)
The requirements of any other local ordinance that may affect
the proposal.
(17)
Name and address of the owner of record if different from the
applicant.
(18)
Tax parcel number(s) and block and unit number(s) for all parcels
being subdivided or developed, as assigned by the Montgomery County
Board of Assessment.
(19)
Deed book and page numbers for all parcels being subdivided
or developed.
(20)
A note shall be shown on the plan that states "Preliminary Plan
- Not to be Recorded."
(21)
The six-digit Montgomery County Planning Commission (MCPC) file
number assigned to the submission, or the updated file number assigned
from a previous submission.
C. Location and context. Documentation shall be provided as follows:
(1) Photographs, taken by the applicant, showing the existing context
of the proposed development within the block and neighborhood. Photographs
shall be in sufficient quantity and of suitable clarity to convey
the scale and character of existing buildings in the vicinity of the
proposed project. The photographs should show the context of the entire
block face on which the property is located and the panoramic context
of the streetscape. For a corner lot or through-block lot, both block
faces should be photographed. Photographs need not be submitted on
a twenty-four-inch-by-thirty-six-inch plan sheet.
(2) A location map showing the relationship of the lot(s) to the surrounding
street network, properties on the same block face, and major physical
features. Names of all current owners of immediately adjacent lands
shall be shown. Basic locations of all buildings on the block shall
be shown, but need not be surveyed. Location map should be set at
a scale appropriate to see the surrounding context of the block and
need not be at a scale of one inch equals 20 feet.
(3) An aerial photograph showing the property and at least 200 feet of
area surrounding the lot(s). The aerial photograph need not be at
a scale of one inch equals 20 feet.
D. Existing features. Within the lot(s) proposed for subdivision and/or
land development, and within 100 feet of the lot boundaries, the following
information shall be shown on the preliminary plan. On the parcels
proposed for development and within any public rights-of-way, the
information below shall be professionally surveyed. Within 100 feet
of the lot boundaries, the information need not be professionally
surveyed but shall still be provided.
(1) Contour information including:
(a)
Contours at a vertical interval of two feet, accurately drawn
from photogrammetric or on-site survey data. Where available, the
Borough sanitary sewer datum shall be used. In all other areas, the
elevations shall be based upon the United States Geological Survey
datum unless some other datum is granted by the Borough. The use of
contours from United States Geological Survey maps or other sources
shall be allowed only upon Borough approval. Contours shall extend
at least 50 feet beyond the property lines of the proposed subdivision
or development.
(b)
Steep slope areas, designated as:
[1]
Moderate: 8% to 15% slope.
[3]
Very steep: 25% or greater slope.
(2) Water resources, including:
(b)
Wetlands, swamps, or marshes.
(c)
Watercourses and springs.
(d)
Existing well locations (in use, capped, and abandoned).
(e)
Flood-prone or floodplain areas, including data from FEMA Studies,
supporting hydrologic and hydraulic data for 100-year and 500-year
flood limits, United States Department of Agriculture (USDA) Web-Based
Soil Survey information, or Montgomery County Soil Survey when applicable,
as determined appropriate by the Borough Engineer for the watercourse(s)
affecting the site.
(3) Soil types and geologic features, including:
(b)
Significant soil limitations, including but not limited to high
water table or shallow bedrock.
(4) Landscaping features, including:
(a)
For trees on the parcels proposed for subdivision or land development:
[1]
Location, size, species, and condition of all trees with a diameter
at breast height of four inches or greater.
[2]
Tree pits, tree grates, and other features related to trees
or plantings.
(b)
Existing vegetation including trees and their driplines, hedge
rows, wooded areas, scrub growth, and meadow land:
[2]
To be preserved, including method of preservation.
(c)
On site and within 100 feet of parcel boundaries: woodlands,
including the outer drip line and a general description of the types
and condition of plant materials contained within.
(5) Transportation infrastructure bordering or crossing the lots, including:
(a)
Street names and locations.
(c)
Trail names and locations.
(d)
Location of curbs, sidewalks, curb ramps, and ADA ramps.
(e)
Widths of all paved areas, including lane widths and the presence
of bicycle facilities if applicable.
(f)
Surface conditions of any paved transportation surface (sidewalk,
cartway, trail, or pathway).
(g)
Location, size, character, and configuration of existing driveways,
parking lots or any type of paved surface, labeled "To Remain" or
"To Be Removed," as applicable.
(h)
Location of any SEPTA bus stops, including any existing signage,
benches, shelters, or waste receptacles.
(6) Location of existing buildings and other structures, including:
(b)
Whether located within a historic district.
[1]
If within a historic district, whether contributing or noncontributing.
(c)
Whether principal or accessory.
(d)
Any aspects that are nonconforming to current code.
(e)
Lot layers as defined by Chapter
500, Zoning.
(7) Location, type, and ownership of utilities, both above and below
ground, with notes to describe:
(a)
Easement or right-of-way dimensions.
(b)
Additional setback or development restrictions imposed by the
utility company or other regulations.
(c)
Specific type of product transported with pipelines.
(d)
Height of overhead utilities.
(8) Sanitary sewers, including:
(b)
Pipe sizes and materials.
(9) Storm sewers, including:
(b)
Pipe sizes and materials.
(e)
Inlets, catch basins, and manholes.
(10)
Other existing stormwater, drainage, and/or erosion control
facilities, including but not limited to:
(e)
Other existing stormwater management features, sump pump drains,
downspout drains, or any other water discharges or connections.
(f)
Related technical data for those facilities.
(11)
Any other man-made or natural features not specified above having
an impact on the ability of the applicant to subdivide the land in
question and areas subject to deed restrictions.
E. Proposed improvements, features, and lotting plan. Within the parcel(s)
proposed for subdivision and/or land development, the following information
shall be shown on the preliminary plan:
(1) The applicant shall provide a document that is certified by a qualified engineer that documents compliance with requirements in Chapter
292, Floodplain Management. The document shall contain any and all data and calculations the Floodplain Administrator shall deem necessary. A statement certifying compliance with Chapter
292, Floodplain Management, shall also be included on the plans sealed by the applicant's design engineer.
(2) Subdivision and/or land development layout.
(a)
Layout and dimensions of all proposed lots, including the net
and gross lot area as defined within the Code of Ordinances.
(b)
Proposed buildings, including:
[6]
Sizes (ground level floor area, gross floor area, number or
stories, and height).
[7]
Total building footprint and building coverage (square feet
and percentage of site).
[8]
Locations, configuration, and types of accessory buildings.
[9]
Ground floor architectural elevations.
[10] Facade area, where applicable.
[11] Preliminary architectural renderings roughly describing
proposed building massing and three-dimensional form elements, including
significant volumetric features such as roofs, porches, and similar
three-dimensional elements of building form.
(c)
Proposed streets, alleys, trails, driveways, and parking areas,
including:
[1]
Names or other identification.
[2]
Right-of-way widths and lines.
[3]
Cartway widths, including bicycle facilities and lane widths.
[4]
Center-line courses, distances, and curve data.
[7]
Street location tie-ins to nearest intersection by courses and
distances.
[8]
Capacity of parking areas.
[9]
Bicycle and electric vehicle parking locations.
[10] Transit stops and proposed amenities.
[11] Sight distance at proposed intersections with
existing streets.
[12] Location and type of all traffic control signs,
signals, and devices proposed to be installed.
[13] Rights-of-way or easements proposed for drainage.
[14] Plan of street lighting indicating location and
type of fixtures to be installed.
(d)
All frontage lines and existing buildings to be used.
(e)
Lot layers as defined by Chapter
500, Zoning.
(f)
All parking setback lines where applicable.
(g)
Proposed sidewalk or pathway locations.
(h)
Common use areas, including:
[1]
Recreation land.
[a] Locations, configuration, and size.
[3]
Notes regarding offers of dedication or retention in private
ownership, as applicable.
(i)
Areas reserved for future uses, including:
[2]
Stormwater management facilities.
[3]
Additional subdivision or land development in sketch form, in accordance with the requirements and intent of §
450-17, Sketch plan submission.
[4]
Explanatory notes for such future uses.
(j)
Impervious coverage area calculations. In the event existing
improvements are to remain on the lot, the total amount of existing
impervious and new impervious area shall be provided in addition to
the total area of impervious cover.
(k)
Proposed landscaping plan as required by Chapter
348, Landscaping.
(l)
Proposed outdoor lighting plan. Proposed fixtures for streets,
parking lots, and other outdoor areas.
[1]
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 footcandles.
[2]
The minimum, average, and maximum maintained illumination levels
for the areas being illuminated to demonstrate compliance with lighting
requirements in the Borough.
[3]
Description of existing and proposed equipment, including:
[a] The mounted height from the lowest point of the
fixture to the finished grade.
[b] Fixture-mounting equipment.
[c] Light-shielding angle and device for shielding.
[d] Light standard or pole height and type of material.
(m)
Green building documentation as required.
(3) Grading and drainage plan. The following information shall be shown
on the preliminary plan:
(a)
Proposed contours for the entire site.
(b)
Approximate limits of earth disturbance.
(c)
Tree protection zones, to be established at or outside of the
dripline.
(d)
Stormwater management and erosion control and sedimentation
facilities, including:
[7]
Pipe sizes and materials.
[10] Inlets, catch basins, and manholes including rim
and invert elevations.
[11] Other stormwater management features.
[13] Design calculations for these facilities shall
be submitted in report form with a note on the plan referencing the
report.
(4) Infrastructure plan.
(a)
Sanitary sewer line locations, clearly identifying the following:
[1]
Pipe sizes and materials.
[5]
Invert and rim elevations.
(b)
Sanitary sewage pumping stations.
[1]
Dimensions and material of pumping station.
[3]
Float and alarm elevations.
[5]
Force main material, location, size and tie-in.
(c)
Water supply facilities, including:
[1]
Central water supply lines.
[2]
Pipe sizes and materials.
(d)
Finished architectural floor elevations of proposed buildings.
(e)
Municipal waste disposal facilities.
(5) Cross sections, profiles, and preliminary structural designs. The
following shall be provided:
(a)
Cross section and center-line profile for each proposed or widened
cartway, driveway, or parking area shown on the preliminary plan,
including:
[1]
Street center-line grades and vertical curvature including street
center-line elevations shown at horizontal intervals of 25 feet along
vertical curves and 50 feet for straight grades.
[2]
Profiles for sanitary sewers, water mains, and storm drains,
including locations of manholes, inlets, and catch basins.
[a] Location, size, and type of line with stations.
[b] Slope between manholes or inlets.
[c] Location of laterals or water services including
fire hydrants, valves, tees and fittings.
[d] Existing ground surface with elevation of rim/grate
and invert elevations.
[e] Location, size, depth, and type of material of
all other utilities in the vicinity of the pipe.
[f] 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.
(b)
Preliminary design of any bridges, culverts, or other structures
and appurtenances that may be required.
(c)
Cross-section (streets).
[1]
Right-of-way and cartway width.
[2]
Type, thickness, and crown of paving.
[4]
Grading of sidewalk area.
[5]
Location, width, type and thickness of sidewalks.
[6]
Grading of stormwater swale adjacent to cartway.
[7]
Typical location of sewers and utilities, street trees, streetlights,
and other streetscape improvements along streets.
F. Supporting information.
(1) A development schedule including the approximate date when the construction
is expected to begin and completed.
(2) A copy of all restrictions or covenants if any under which lots are
to be sold.
(3) Copy of the last recorded subdivision or land development plan pertaining
to the site.
(4) Transportation impact study, if applicable. (See §
450-96.)
(5) A plan for the ownership, maintenance, and management of recreation
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 and mitigation plan, if applicable.
(10)
Arborists' reports, if applicable.
G. Additional plans. Other plans as required to comply with this chapter or other provisions in Chapter
500, Zoning.
All final plans for subdivisions and/or land developments shall
consist of an improvement construction plan and a record plan, and
shall comply with the requirements of this section. Information on
the final plans should reflect the approved preliminary plans and
any conditions made in the approval of them. Applicants submitting
a final plan shall conform to the following standards:
A. Building design and context. The following shall be provided:
(1) Fully developed architectural renderings of the project describing
all proposed building characteristics required for the preliminary
plan submission, but in full detail and with depictions of major building
materials visible from the public way.
(2) List of exterior building materials to be used.
(3) Architectural building elevations showing the proposed building within
the context of the project on the block where it will be located.
A photographic montage will be acceptable for this purpose.
B. Improvement construction plan.
(1) Drafting standards. The same standards shall be required for an improvement
construction plan as for a preliminary plan.
(2) Information to be shown. The plan shall contain sufficient information
to provide working plans for the construction of the proposed streets
or any portion thereof, including all appurtenances, sewers and utilities,
as shown on the approved preliminary plan. Said information shall
include:
(a)
Horizontal plan. The horizontal plan shall show details of the
horizontal layout as follows:
[1]
Information shown on the approved preliminary plan.
[2]
The beginning and end dates of the proposed immediate construction.
[3]
Survey stations corresponding to those shown on the profile.
[4]
The curb elevation at tangent points or horizontal curves at
street or alley intersections and at the projected intersections of
the curblines.
[5]
The location and size of sanitary sewers, lateral connections,
and water mains with distances between manholes, water, gas, electric
and other utility pipes or conduits and of storm drains, inlets, and
manholes.
[6]
The location, type, and size of curbs and all paving widths.
[7]
The location of fire hydrants and streetlights.
[8]
All utilities shall be shown together on the same sheet.
(b)
Profiles. Profiles shall be provided for the following:
[1]
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.
[2]
Profiles and elevations of the ground along the center lines
of proposed streets.
[3]
Profiles of storm drains showing catch basins, inlet, and manhole
locations, swales, ditches, or related features.
(c)
Cross section. The cross section shall comply with the Borough
Engineer's standards and specifications as minimum requirements. It
shall show a typical cross section across the street with details
of grading and construction as follows:
[1]
The ultimate right-of-way width and the location and width of
the cartway.
[2]
The type, depth, and crown of paving.
[3]
The type and size of curb.
[4]
When sidewalks are required, grading of the sidewalk area should
be carried to the full width of the ultimate right-of-way.
[5]
The location, width, type and depth of sidewalks, when required.
[6]
The typical location, size, and depths of sewers and utilities.
[7]
A note shall be placed on the plan that indicates that on underdrain,
extra-depth stone base or fabric may be required by the Borough when
field conditions indicate a need for such requirements.
[8]
Proposed grading to the ultimate right-of-way line.
(d)
Construction detail drawings. Drawings in sufficient detail
shall be provided for all site improvements.
C. Additional information. The following additional information shall
be submitted with the final plan.
(1) All required local, state, and federal permits shall be submitted.
These permits may include: Montgomery County, PennDOT, or Borough
street access permits; PA DEP permits for drainage, stream alteration,
wetlands encroachment, water quality discharge, dams, erosion, and
sedimentation control, air pollution, or sanitary sewage facilities.
(2) The following statements shall be required on the final plan:
(a)
"The Approved Improvement Construction Plan, a copy of which
may be inspected at the Narberth Borough Office, has been made a part
of the Approved Final Plan."
(b)
"For access to a highway under the jurisdiction of PennDOT,
a highway occupancy permit is required, pursuant to 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."
(3) All engineering calculations that support the proposed improvements
such as drainage calculations, sanitary facility design calculations,
or structural calculations.
(4) Developments utilizing public water or sewer facilities should provide
proof that those services will be provided.
(5) Sewage facilities plan approval from PADEP.
(6) Approval of the erosion and sediment control plan from the Montgomery
County Conservation District, when applicable.
D. Record plan.
(1) Drafting standards.
(a)
The same standards shall be required for the record plan as
for a preliminary plan.
(b)
The record plan shall have a written and graphic scale, and
a listing of all the plan sheets that are a part of the construction
design.
(c)
The record plan shall have a two-inch-wide margin on the left
edge of the plan to allow for binding in a record volume.
(2) Information to be shown. The record plan, which shall include all
portions of an approved preliminary plan, shall show:
(a)
Information required for a preliminary plan per §
450-19.
(b)
Courses and distances sufficient for the legal description of
all the lines shown on the record plan. The error of closure shall
not be greater than one part in 5,000.
(c)
Names or identification of the following:
[2]
All dimensional and technical descriptions of streets.
[5]
Open space, recreation, and/or other common use areas.
[6]
Other public improvements.
[7]
For land development plans, all additional information pertinent
to the location and construction of site improvements, including buildings,
walks, parking, driveways, and other related facilities.
[8]
Parcel identification number.
[9]
Montgomery County Planning Commission file number.
[10] Delineation of phases of construction if the development
is proposed to be built in more than one phase.
(d)
Frontage lines with distances from the ultimate right-of-way
line and property lines.
(e)
Evidence should be provided that the plans are in conformance with Chapter
500, Zoning, and other applicable Borough ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that a special exception or variance has been officially authorized.
(f)
Evidence should be provided that the plans are in compliance with Chapter
315, Historic Districts, and that a certificate of appropriateness, if required, has been issued; or an Advisory Review Meeting, if required, has been held.
(g)
Green building documentation shall be provided, if required.
(h)
Identification of all conditional uses granted by Borough Council,
including any conditions requested by Borough Council and agreed to
by the applicant.
(i)
Identification of all waivers of provisions of this chapter,
including the code section reference and what alternative compliance
was approved, which were granted by Borough Council.
(j)
Identification of all conditions proposed by Borough Council
and agreed to by the applicant, with evidence demonstrating compliance
with all provisions.
(k)
The location, material and size of all monuments with reference
to them.
(l)
Appropriate notes and conditions governing the use or development
of the proposed property.
(m)
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.
(n)
The plan should indicate all easements and their dimensions,
limits of the floodplains, steep slopes, and wetlands and all other
restrictions to areas that might otherwise be used for development.
(3) Certificates. When approved, the record plan must show:
(a)
The signature of the applicant and/or the record owner, if different,
certifying ownership of the property, adoption of the plan, and intent
to record the plan. The owner's certification shall be written to
acknowledge if the owner(s) are individuals, or belonging to a partnership,
corporation, or other entity, and shall be notarized by a notary public.
(b)
The signature and seal of the registered engineer, landscape
architect (if applicable), and surveyor certifying that the plan represents
their 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.
(c)
Designated spaces for appropriate signatures, including:
[1]
The signature of the Narberth Borough Manager, certifying that
Borough Council approved the final plan on the date shown.
[2]
The signatures of Borough Council members whose signatures are
required.
(d)
County recording note. Recorded in the office of the Recorder
of Deeds in Norristown, Pennsylvania, in Plan Book _____, Page _____,
on the _____day of __________, 20___.
(e)
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.
Final plans shall be filed and reviewed in accordance with the
procedure contained in this section.
A. Ten paper copies plus a digital copy of the final plan shall be submitted
to the Borough, in person, by the applicant or applicant's agent,
at the Narberth Borough Office during normal business hours. The digital
plan set shall be submitted in a form and manner that is acceptable
to the Borough.
B. The completed application for approval of the final plan shall be
submitted to Narberth Borough along with all documents, fees, and
letters as required by this chapter.
C. The Borough Manager, or other designated person, shall have 10 days
from the date of submission of an application to check the documents
submitted to determine if, on their face, they are in proper form
and contain all information required by this chapter. If defective,
the application may be returned to the applicant with a statement
of rejection within the ten-day period. Otherwise, it shall be deemed
accepted for filing as of the date of submission. Acceptance for filing
shall not, however, constitute a waiver of any deficiencies or irregularities.
D. The application for approval of the final plan shall be placed on
the agenda of a duly advertised public meeting of the Planning Commission.
The date set for review shall be given to the applicant after consultation
with Borough staff, consultants, and Planning Commission Chair.
E. The Borough shall distribute copies of the plans and all other accompanying
documentation to the following for review and recommendations:
(2) Narberth Borough Council.
(5) Montgomery County Planning Commission.
(7) Other Borough staff, boards, commissions, or consultants as appropriate.
These may include the Borough Solicitor, Public Works Director, Fire
Marshal, Police Chief, Shade Tree Commission, Historic Architectural
Review Board, and sewer or water authorities.
F. All final plans and revisions to the plans shall be reviewed by Borough
staff, consultants, and appropriate reviewing agencies for compliance
with the contents of all Borough ordinances, Borough planning objectives,
and accepted planning, engineering, and architecture standards. Written
comments shall be provided to the Planning Commission for consideration.
G. Upon completion of its review of the final plan submission and the
recommendations of Borough consultants and reviewing agencies, the
Planning Commission shall communicate its written recommendations
to Borough Council, with a copy sent by electronic or postal mail,
or delivered personally to the applicant.
H. The Narberth Borough Council shall have a ninety-calendar-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-calendar-day time period shall be measured either from
the date that the Planning Commission reviews the application or 30
days following the plan filing date, whichever is sooner.
(2) If an extension of the ninety-calendar-day time period is applied,
it shall be measured from the expiration of the original ninety-day
period. A time extension shall postpone the deadline and effects of
the ninety-day time period for the additional number of days agreed
to in writing prior to the last scheduled Borough Council meeting
within the ninety-day plan review period.
I. Borough Council shall consider the final plan application following
receipt and consideration of the recommendations of the Planning Commission
and other consultants, boards, and commissions, and shall render a
decision on the final plan submission within the ninety-day time period,
unless the applicant has agreed, in writing, to an extension of the
review period.
J. Revisions to plans. Revisions to a final plan proposal shall conform to the same procedures as revisions to a preliminary plan. (See §
450-20.)
K. A final plan for an application that has been previously granted
preliminary plan approval shall be approved by Borough Council when
evidence satisfactory to the Borough Council, on advice of the Borough
consultants, has been provided by the applicant that all of the following
conditions have been fulfilled:
(1) The final plan conforms in all respects to the approved preliminary
plan and all conditions of preliminary plan approval.
(2) All engineering and other technical details have been resolved to
the satisfaction of the Borough Engineer, as evidenced by a letter
from the Borough Engineer, and to the satisfaction of other technical
advisors.
(3) A certificate of appropriateness, if required by the Narberth Historic
District Ordinance, has been issued.
(4) An advisory review meeting, if required by the Narberth Historic
District Ordinance, has been held.
(5) All land development, financial security and other legal instruments
and agreements required to be executed and delivered by the applicant
and/or the developer, as required by Borough Council, upon advice
of the Borough Solicitor, including deeds of dedication, each in form
and substance satisfactory to Borough Council and the Borough Solicitor,
have been satisfactorily executed and delivered in recordable form
by the applicant.
(a)
When requested by the applicant, in order to facilitate financing,
Borough Council shall furnish the applicant with a signed copy of
a resolution indicating approval of the final plan contingent upon
the applicant obtaining a satisfactory financial security.
(b)
The final plan shall not be signed, released to the applicant,
nor recorded until the financial improvements agreement is executed
and recorded.
(c)
The resolution of approval contingent upon a financial security
agreement shall expire and be deemed to be revoked if the financial
security agreement is not satisfactorily executed within 90 days of
the adoption of the approval resolution, unless a written extension
is granted by Borough Council.
(6) The final plan complies in all respects with applicable Narberth
Borough ordinances and all conditions of final plan approval, or appropriate
variances or waivers have been granted for features that do not comply.
(a)
All necessary permits and other plan approvals have been obtained
from the applicable regulatory agencies, authorities, or and/or departments.
(b)
All required escrows, fees, and costs have been paid by the
applicant.
L. Approval subject to conditions. If Borough Council finds a final
plan to be deficient or defective, but would approve the plan with
certain revisions, 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. Conditional approval of the plan shall be
rescinded automatically, without action of Borough Council, upon the
applicant's written rejection of such conditions, or upon the applicant's
failure to unconditionally accept such conditions within 10 days of
the written notice being received by the applicant. Written notice
of the approval subject to conditions shall be provided to the applicant,
which would include the following information:
(1) Specify the conditions of approval and request the applicant's written
agreement to the conditions.
(2) 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 receipt of the formal letter notifying the applicant
of the decision by Borough Council to grant conditional approval.
M. After the final plan is approved, the applicant shall make any necessary
changes to comply with any conditions of approval. The applicant shall
then file the record plan with the Borough, including presenting three
paper copies of the record plan to the Narberth Borough Secretary
for signatures as required, including the affixing of the Official
Narberth Borough Seal. Digital files of the record plan, in a form
satisfactory to Narberth Borough, shall also be provided at that time.
N. Prior to recording, the applicant shall also provide the legal description
of the properties, easements, utilities and rights-of-way involved
in the plan, as well as the stormwater management operation and maintenance
agreement, and submit the development and financial agreement for
review and approval.
O. Other approvals. The applicant is responsible for making the appropriate applications for various federal, state, county, and Borough 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 chapter. To the extent that the applicant is required to modify the plan as a result of other approvals, the applicant is still required to comply fully with this chapter and Chapter
500, Zoning, and may be required to resubmit a plan as a preliminary or final plan, even if that plan was previously approved. The applicant should consult with the Borough Engineer, Borough Zoning Officer, and the Borough Manager, or their designees, if other approvals require changes to the plan after final plan approval from Borough Council.