Township of Lower Moreland, PA
Montgomery County
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Table of Contents
Table of Contents
For the purpose of having a subdivision or land development considered and approved by the Planning Commission or Board of Commissioners, the applicant shall file with the Manager the following items at the initial submission, in addition to the required number of plans:
A. 
A signed subdivision and land development application.
B. 
A list of all encumbrances and, if appearing on record, the book and page numbers.
C. 
A statement setting forth in detail the character of the improvements the applicant proposes to make on the property to be developed, if known.
D. 
A development schedule indicating the approximate date when construction can be expected to begin and be completed, if known.
E. 
A copy of all restrictions, covenants and limitations, if any, under which lots are to be sold.
The sketch plan shall show the following information:
A. 
The site plan, showing:
(1) 
The name of subdivision or land development.
(2) 
The name and address of the owner/applicant.
(3) 
The tax parcel number(s) of the site.
(4) 
The name and address of the engineer, surveyor, architect, landscape architect or planner responsible for the plan.
(5) 
Zoning requirements, including:
(a) 
The applicable district and district boundaries.
(b) 
The maximum density permitted and proposed density, if applicable.
(c) 
The lot size and yard requirements.
(d) 
The required and/or proposed open space and impervious surface ratios.
(e) 
Any variances or special exceptions granted.
(6) 
A location map showing relation of site to adjoining properties and streets within 1,000 feet. (Scale: one inch equals 800 feet.)
(7) 
The North point.
(8) 
Written and graphic scales (including scale of location map).
(9) 
The total acreage of the site.
(10) 
Site boundaries.
(11) 
Boundaries of all adjoining properties (with names of landowners in the case of unplatted land).
(12) 
Existing cartways of streets on and adjacent to the site with existing and ultimate rights-of-way.
(13) 
Existing principal buildings and their respective uses, sewage disposal systems, wells and driveways within 100 feet of the site. Sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads and other significant man-made features within 500 feet of and within the site, including properties across streets.
(14) 
An outline of the net buildable site area.
(15) 
A proposed general street layout.
(16) 
A proposed general lot layout.
(17) 
The types of buildings proposed.
(18) 
The number of dwelling units proposed.
(19) 
Open space areas.
(20) 
Recreation areas.
(21) 
Parking areas with dimensions and number of parking spaces.
(22) 
Areas for detention/retention basins and stormwater management facilities.
B. 
A natural features map (on a separate sheet). This plan is required for all major subdivision and land development submissions. For minor subdivisions, the information below may be included on the site plan in Subsection A above. The following information shall be indicated:
(1) 
Contour lines measured at vertical intervals of two feet. Slopes may be determined by interpretation of United States Geological Survey Maps at this stage.
(2) 
Floodplain areas.
(3) 
Floodplain soil areas.
(4) 
Steep slope areas.
(a) 
Fifteen percent to 25%.
(b) 
Twenty-five percent and over.
(5) 
Forest areas.
(6) 
Lakes and ponds.
(7) 
Wetlands.
C. 
Acknowledgements. A written statement indicating the method of administration and maintenance of open space pursuant to § 180-54.
D. 
Site capacity calculation, if applicable. (See § 208-132.4 of the Zoning Chapter.)[1]
[Added 10-17-2001 by Ord. No. 524]
[1]
Editor's Note: Former § 208-132.4 appeared in the prior Zoning Chapter that was superseded on 4-9-2014 by Ord. No. 679. Article I of Ord. No. 679 is codified in Ch. 208, Zoning, of the Code; the complete Zoning Ordinance is available online at www.lowermoreland.org and in the Township offices.
E. 
For traditional neighborhood developments:
[Added 3-20-2002 by Ord. No. 529]
(1) 
Proposed design criteria.
(2) 
Proposed design standards for streets, alleys, sidewalks, and landscaping.
A. 
Drafting standards.
(1) 
The plan shall be drawn at a scale of one inch equals 50 feet or at a scale approved by the Township Engineer. Plans showing proposed construction, including but not limited to grading, piping and other improvements, shall be drawn at a scale of one inch equals 40 feet.
(2) 
Dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(3) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets, where there are four or more sheets, a key map on a scale sufficient to show their relationship shall be furnished.
(4) 
Where a resubdivision is proposed or when the plan is a revision of a previously approved plan, dotted lines shall be used to show lot lines to be abandoned and solid lines to show the currently proposed lot lines.
(5) 
Notations of revisions shall be dated.
(6) 
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
(7) 
The boundary line of the subdivision shall be shown as a solid heavy line.
(8) 
Preliminary plans shall be on sheets either 15 inches by 18 inches, 18 inches by 30 inches or 24 inches by 36 inches, and all lettering shall be so drawn as to be legible if the plan should be reduced to half size.
B. 
The preliminary plan shall show or be accompanied by the following information:
(1) 
The site plan (on a separate sheet) showing;
(a) 
The name of the subdivision or land development.
(b) 
The name and address of owner/applicant.
(c) 
The tax parcel number(s) of the site.
(d) 
The name and address of the engineer, surveyor, architect, landscape architect or planner responsible for the plan.
(e) 
Zoning requirements, including:
[1] 
The applicable district and district boundaries.
[2] 
The maximum density permitted, if applicable.
[3] 
The lot size and yard requirements.
[4] 
Open space and impervious surface ratios, if applicable.
[5] 
Any variances or special exceptions granted.
(f) 
Proposed standards:
[1] 
The density.
[2] 
The open space ratio.
[3] 
The impervious surface ratio.
[4] 
The dwelling unit mix, if known.
[5] 
The size of units (in bedrooms), if known.
(g) 
A location map showing relation of site to adjoining properties and streets within 1,000 feet (scale: one inch equals 800 feet).
(h) 
The North point.
(i) 
Written and graphic scales, including scale of location map.
(j) 
The total acreage of the site.
(k) 
A complete field or photogrammetric survey of the property to be subdivided or developed, showing all courses, distances, tie-ins to all adjacent intersections and areas, with an error of closure not greater than 3/100 of a foot.
(l) 
The location of all existing monuments.
(m) 
The boundaries of all adjoining properties (with names of landowners in the case of unplatted land).
(n) 
The existing cartways of streets on and adjacent to the site with existing and ultimate rights-of-way and legislative and traffic route numbers.
(o) 
Existing principal buildings and their respective uses, sewage disposal systems, wells and driveways within 100 feet of the site. Sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads and other significant man-made features within 500 feet of and within the site, including properties across streets.
(p) 
Pursuant to Act 287 of 1974,[1] all underground utility lines with indications as to:
[1] 
Ownership.
[2] 
Size.
[3] 
Widths of rights-of-way or easements.
[1]
Editor's Note: See 73 P.S. § 176 et seq.
(q) 
The proposed layout:
[1] 
An outline of the developable acreage, if required by the Zoning Ordinance.[2]
[2]
Editor's Note: See Ch. 208, Zoning.
[2] 
The layout of streets, including widths of cartways, and existing and ultimate rights-of-way and recommended improvements pursuant to Subsection B(9)(d)[6] below. The Board of Commissioners shall retain exclusive jurisdiction to name all proposed streets.
[3] 
The lot layout and approximate dimensions, areas and uses of lots, building setback lines and rear and side yard lines.
[4] 
The arrangement and use of buildings and parking areas in nonresidential developments and multifamily residential developments with all necessary dimensions and number of parking spaces. Elevations and perspective sketches of proposed buildings are encouraged.
[5] 
Open space areas, and indication as to whether offered for dedication.
[6] 
Recreational facilities.
[7] 
Rights-of-way and/or easements for all drainage facilities, utilities or other purposes.
[8] 
Sidewalks and pedestrian paths.
[9] 
Streetlights, if proposed, as per plans approved by the Philadelphia Electric Company.
[10] 
Fire hydrants.
[11] 
Monuments.
[12] 
Gas mains.
[13] 
Water mains.
[14] 
Driveway locations.
[15] 
Locations of private sewer systems, if applicable.
(r) 
Where the subdivision or land development is proposed to be developed in sections, a delineation of and numbering of the sections in their proposed order of development.
(s) 
Where the preliminary plan involves a portion of the applicant's entire tract, a sketch plan of a feasible future subdivision or land development of the remainder of the tract.
(2) 
A soil map on a separate sheet showing:
(a) 
Soil types within the site, based on maps contained in the Soil Survey of Montgomery County, Pennsylvania, United States Department of Agriculture, Soil Conservation Service, 1967, as amended. An attached table shall indicate each soil's limitations for community development.
(b) 
Contour lines measured at vertical intervals of two feet. Such elevations shall be determined by on-site or photogrammetric survey, not interpretation of United States Geological Survey Maps.
(c) 
The datum to which contour lines refer. Where practicable, data shall refer to established elevations.
(d) 
Floodplain areas.
(e) 
Base flood elevation data as defined in the Zoning Ordinance,[3] if available. If unavailable, the base flood elevation shall be established as a point on the boundary of the Floodplain Conservation District, as defined and delineated in the Zoning Ordinance.[4]
[3]
Editor's Note: See Ch. 208, Zoning.
[4]
Editor's Note: Refer to the listing of current zoning districts in Table 1-1.1, located in § 208-106 of Ch. 208, Zoning.
(f) 
Floodplain soil areas.
(g) 
Slope areas.
[1] 
Fifteen percent to 25%.
[2] 
Twenty-five percent and over.
(3) 
A vegetation map (on a separate sheet) showing;
(a) 
Forest areas.
(b) 
Large trees over six inches caliper standing alone.
(c) 
Other significant vegetation.
(4) 
A water resources map (on a separate sheet) showing:
(a) 
Streams.
(b) 
Swales.
(c) 
Lakes and ponds.
(d) 
Wetlands.
(5) 
A BMP operations and maintenance plan in accordance with the requirements of the Lower Moreland Township Stormwater Management and Grading Ordinance.[5]
[Amended 6-23-2004 by Ord. No. 556]
[5]
Editor's Note: See now Ch. 172, Stormwater Management.
(6) 
A sewer plan (on a separate sheet) showing;
(a) 
Public sanitary sewer facilities, if applicable.
(b) 
Central water supply facilities, if applicable.
(7) 
A landscaping plan (on a separate sheet) showing:
[Amended 4-18-1990 by Ord. No. 394]
(a) 
Existing and proposed grades for the entire site.
(b) 
Existing vegetation, including;
[1] 
Trunk locations.
[2] 
Tree calipers.
(c) 
Existing vegetation to be preserved, including;
[1] 
Trunk locations.
[2] 
Dripline locations.
[3] 
Tree protection zones.
[4] 
Locations and construction details of proposed retaining walls.
[5] 
Any special soil and fill mediums, if applicable.
(d) 
A proposed planting schedule indicating the locations, species and sizes of plantings as required by §§ 180-39 and 180-51 and the Lower Moreland Township Stormwater Management and Grading Ordinance.[6]
[Amended 6-23-2004 by Ord. No. 556]
[6]
Editor's Note: See now Ch. 172, Stormwater Management.
(8) 
Tentative typical cross sections and center-line profiles for each proposed street shown on the site plan (on a separate sheet).
(9) 
A transportation impact study.
(a) 
A transportation impact study shall be undertaken for all major subdivisions and land developments as further defined in Subsection B(9)(b) below. This study will enable the Township to assess the impact of a proposed development on the local transportation system. Its purpose is to ensure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access from the site to the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, the conservation of energy and the encouragement of public transportation use.
(b) 
Subdivisions and land developments for which study required.
[1] 
A transportation impact study shall be required for all subdivisions and land developments that meet one or more of the following criteria:
[a] 
Residential: 50 or more dwelling units.
[b] 
Commercial: a commercial building or buildings consisting of 25,000 square feet or more of gross floor area.
[c] 
Office: a development consisting of 25,000 square feet or more of gross floor area.
[d] 
Industrial: a development consisting of 50,000 square feet or more of gross floor area.
[e] 
Institutional: a development consisting of 25,000 square feet or more of gross floor area.
[2] 
The Board of Commissioners, upon the recommendation of the Township Engineer, shall have the discretion to require the posting of additional moneys in escrow, by the applicant, for the preparation of a traffic impact study for any other subdivision or land development.
(c) 
The Township shall select a qualified traffic engineer and/or transportation planner with previous traffic study experience to prepare the transportation impact study. The Township may utilize applicant's fees, placed in escrow, to fund such studies. Studies submitted by the applicant shall not be considered as a transportation impact study under this chapter and shall not be accepted by the Township as such. The procedures and standards for the traffic impact study, which shall be adhered to by the consultant, are set forth in Subsection B(9)(d) below.
(d) 
The transportation impact study shall contain, but not be limited to, the following information:
[1] 
A general 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 and number of bedrooms shall also be included. A brief description of other major existing and proposed land developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they might affect the transportation needs of the site (i.e., number of senior citizens).
[2] 
A transportation facilities description.
[a] 
The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include 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 device within the site. The site design shall be shown to maximize potential public transportation usage to and from the development, such as providing adequate turning radii at all access points to allow a bus to enter the development. Bus shelter and sign locations shall be designated where appropriate.
[b] 
The report shall describe the entire external roadway system within the study area. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. All future highway improvements, including proposed construction and traffic signalization, shall be noted. This information shall be obtained from the Pennsylvania Department of Transportation Twelve-Year Highway and Bridge Program, the Official Map and from the Pennsylvania Department of Transportation. Any proposed roadway improvements resulting from proposed surrounding developments shall also be recorded.
[3] 
Existing traffic conditions.
[a] 
Existing traffic conditions shall be measured and documented on all streets and intersections in the study area. Traffic volumes shall be recorded for existing average daily traffic, existing peak hour traffic and for the land development's peak hour traffic. Complete traffic counts at all major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location.
[b] 
This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or intersections experiencing level of service E or F shall be noted as congestion locations.
[4] 
Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for both the street system and the development-generated peak hours. Vehicular trip generation rates to be used for this calculation shall be obtained from Table 1[7] below. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated. The reference source(s) and methodology followed shall be cited. These generated volumes shall be distributed to the study area and assigned to the existing streets and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to all access points. Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause unusual trip generation rates and/or traffic flows shall be noted.
[7]
Editor's Note: Table 1 is included as an attachment to this chapter.
[5] 
An analysis of the transportation impact.
[a] 
The total future traffic demand based on full occupancy of the proposed subdivision or land development shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year, the development-generated traffic and traffic generated by other proposed developments in the study area. A volume/capacity analysis shall also be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed using the peak highway hour(s) and peak development-generated hour(s) for all streets and major intersections in the study area. Volume/capacity calculations shall be completed for all major intersections.
[b] 
All access points and pedestrian crossings 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 traffic signal installation. Levels of service for all streets and intersections shall be listed.
[6] 
Conclusions and recommended improvements.
[a] 
All streets and/or intersections showing a level of service below C shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include but not be limited to the following elements: internal circulation design; site access location and design; external street and intersection design and improvements; traffic signal installation and operation, including signal timing; and transit design improvements.
[b] 
Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable, shall be included.
[c] 
The listing of recommended improvements for both streets and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement and the completion date for the improvement.
[d] 
The Planning Commission shall review the transportation impact study to analyze its adequacy in solving any traffic problems that will occur due to the subdivision or land development and make recommendations to the Board of Commissioners.
[e] 
The Board of Commissioners may decide that certain improvements contained in the study within the study area are required for preliminary plan approval and may attach these conditions to the preliminary approval.
[f] 
The improvement plans shall not be submitted to the Pennsylvania Department of Transportation until such plans are approved by the Board of Commissioners. This submittal to the Pennsylvania Department of Transportation shall be accompanied by comments of the Planning Commission and the Montgomery County Planning Commission.
(10) 
Sewage facilities planning modules and supporting documentation as required by Chapter 71 of the Pennsylvania Sewage Facilities Act, as amended.[8]
[Amended 9-18-1990 by Ord. No. 401]
[8]
Editor's Note: See 25 Pa. Code Ch. 71, Administration of Sewage Facilities Planning Program; and 35 P.S. § 750.1 et seq.
(11) 
Additional requirements:
(a) 
A letter indicating the availability of public sanitary sewer facilities from the appropriate utility, if applicable.
(b) 
A letter of commitment or agreement indicating the availability of central water supply from the appropriate utility, if applicable.
[Amended 8-16-1989 by Ord. No. 387]
(c) 
A schedule of all proposed sections of the subdivision or land development, if applicable. Said schedule shall propose deadlines within which final subdivision or land development plans for each section are intended to be filed.
(d) 
A general proposal for the ownership and maintenance of open space and/or private streets, sewer systems, central water supply and other major improvements and method of management.
(e) 
A written request for modification of requirements pursuant to § 180-10.
[Amended 8-16-1989 by Ord. No. 387]
(f) 
Site capacity calculation, if applicable. (See § 208-132.4 of the Zoning Chapter.[9]) All area measurements used for this calculation shall be based upon information taken from § 180-21B(2), (3) and (4) above.
[Added 10-17-2001 by Ord. No. 524]
[9]
Editor's Note: Former § 208-132.4 appeared in the prior Zoning Chapter that was superseded on 4-9-2014 by Ord. No. 679. Article I of Ord. No. 679 is codified in Ch. 208, Zoning, of the Code; the complete Zoning Ordinance is available online at www.lowermoreland.org and in the Township offices.
(g) 
For traditional neighborhood developments:
[Added 3-20-2002 by Ord. No. 529]
[1] 
Proposed design criteria.
[2] 
Proposed design standards for streets, alleys, sidewalks, and landscaping.
A. 
Drafting standards.
(1) 
The plan shall be drawn at a scale of one inch equals 50 feet or at a scale approved by the Township Engineer. Plans showing proposed construction, including but not limited to grading, piping and other improvements, shall be drawn at a scale of one inch equals 40 feet.
(2) 
Dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(3) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets. Where there are four or more sheets, a key map on a scale sufficient to show their relationship, shall be furnished.
(4) 
The name, address and seal of the responsible engineer and surveyor shall be shown on each street.
(5) 
Where a resubdivision is proposed or when the plan is a revision of a previously approved plan, dotted lines shall be used to show lot lines to be abandoned and solid lines to show the currently proposed lot lines.
(6) 
Notations of revisions shall be dated.
(7) 
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
(8) 
The boundary line of the subdivision shall be shown as a solid heavy line.
(9) 
Final plans shall be on sheets either 15 inches by 18 inches, 18 inches by 30 inches or 24 inches by 36 inches, and all lettering shall be so drawn as to be legible if the plan should be reduced to half-size.
B. 
The final plan shall show or be accompanied by the following information:
(1) 
A site plan (on a separate sheet), showing:
(a) 
The name of subdivision or land development.
(b) 
The name and address of owner/applicant.
(c) 
The tax parcel number(s) of the site.
(d) 
Zoning requirements, including:
[1] 
The applicable district and district boundaries.
[2] 
The maximum density permitted, if applicable.
[3] 
The lot size and yard requirements.
[4] 
The open space and impervious surface ratios, if applicable.
[5] 
Any variances or special exceptions granted.
(e) 
Proposed standards:
[1] 
The density.
[2] 
The open space ratio.
[3] 
The impervious surface ratio.
[4] 
The dwelling unit mix, if known.
[5] 
The size of units (in bedrooms), if known.
(f) 
A location map showing relation of site to adjoining properties and streets, within 1,000 feet (scale: one inch equals 800 feet).
(g) 
The North point.
(h) 
Written and graphic scales (including scale of location map).
(i) 
The total acreage of the site.
(j) 
A complete field or photogrammetric survey of the property to be subdivided or developed, showing all courses, distances, tie-ins to all adjacent intersections and areas, with an error of closure not greater than 3/100 of a foot.
(k) 
The location of all existing monuments.
(l) 
The boundaries of all adjoining properties, with names of landowners in the case of unplatted land.
(m) 
Existing cartways of streets on and adjacent to the site with existing and ultimate rights-of-way and legislative and traffic route numbers.
(n) 
Existing principal buildings and their respective uses, sewage disposal systems, wells and driveways within 100 feet of the site. Sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads and other significant man-made features within 500 feet of and within the site, including properties across streets.
(o) 
Pursuant to Act 287 of 1974,[1] all underground utility lines with indications as to:
[1] 
Ownership.
[2] 
Size.
[3] 
Widths of rights-of-way or easements.
[1]
Editor's Note: See 73 P.S. § 176 et seq.
(p) 
The proposed layout:
[1] 
An outline of the developable acreage, if required by the Zoning Ordinance.[2]
[2]
Editor's Note: See Ch. 208, Zoning.
[2] 
The layout of streets, including widths of cartways and existing and ultimate rights-of-way, and recommended improvements pursuant to § 180-21B(9)(d)[6]. The Board of Commissioners shall retain exclusive jurisdiction to name all proposed streets.
[3] 
The lot layout with exact dimensions, areas and uses of lots; building setback lines and rear and side yard lines.
[4] 
The arrangement and use of buildings and parking areas in nonresidential developments and multifamily residential developments, with all necessary dimensions and number of parking spaces. Elevations and perspective sketches of proposed buildings are encouraged.
[5] 
Open space areas and indication as to whether offered for dedication.
[6] 
Recreational facilities.
[7] 
Rights-of-way and/or easements for all drainage facilities, utilities or other purposes.
[8] 
Sidewalks and pedestrian paths.
[9] 
Streetlights, if proposed, as per plans approved by the Philadelphia Electric Company.
[10] 
Fire hydrants.
[11] 
Monuments.
[12] 
Gas mains.
[13] 
Water mains.
[14] 
Driveway locations.
[15] 
Locations of private sewer systems, if applicable.
(2) 
Where the subdivision or land development is proposed to be developed in sections, a delineation of and numbering of the sections in their proposed order of development.
(3) 
Where the final plan covers only a portion of the applicant's entire tract, a sketch plan shall be submitted of a feasible future subdivision or land development of the remainder of the site. Said sketch plan shall be drawn in accordance with the approved preliminary plan and approved schedule of sections. [See § 180-21B(11)(c).]
(4) 
A BMP operations and maintenance plan in accordance with the requirements of the Lower Moreland Township Stormwater Management and Grading Ordinance.[3]
[Amended 6-23-2004 by Ord. No. 556]
[3]
Editor's Note: See now Ch. 172, Stormwater Management.
(5) 
A sewer plan (on a separate sheet) showing:
(a) 
Public sanitary sewer facilities, if applicable.
(b) 
Central water supply facilities, if applicable.
(6) 
A landscaping and grading plan (on a separate sheet) showing;
[Amended 4-18-1990 by Ord. No. 394]
(a) 
Existing and proposed grades for the entire site.
(b) 
Existing vegetation, including:
[1] 
Trunk locations.
[2] 
Tree calipers.
(c) 
Existing vegetation to be preserved, including;
[1] 
Trunk locations.
[2] 
Dripline locations.
[3] 
Tree protection zones.
[4] 
Locations and construction details of proposed retaining walls.
[5] 
Any special soil and fill mediums, if applicable.
(d) 
A proposed planting schedule indicating the locations, species and sizes of plantings as required by §§ 180-39 and 180-51 and the lower Moreland Township Stormwater Management and Grading Ordinance.[4]
[Amended 6-23-2004 by Ord. No. 556]
[4]
Editor's Note: See now Ch. 172, Stormwater Management.
(7) 
An improvement construction plan (drainage and construction) prepared by an engineer. The improvement construction plan shall be at a horizontal scale on the plan and profile of 40 feet to the inch and a vertical scale on the profile of four feet to the inch. Sheets shall measure 22 inches by 40 inches and shall contain the following;
(a) 
Horizontal plan (streets):
[1] 
The center line with bearings, distances, curve data and stations corresponding to the profile.
[2] 
Rights-of-way and curblines with radii at intersections.
[3] 
The beginning and end of proposed construction.
[4] 
Tie-ins by courses and distances to intersections of all public streets, with their names and widths.
[5] 
The location of all proposed monuments with reference to them.
[6] 
Property lines and ownership of abutting properties.
[7] 
The location and size of all drainage structures, sidewalks, public utilities, lighting standards and street name signs.
(b) 
Profile (streets):
[1] 
The profile of existing ground surface along the center line and both right-of-way line of streets.
[2] 
The proposed center-line grade with percent on tangents and elevations at fifty-foot intervals, grade intersection and either end of curb radii.
[3] 
A profile of the proposed curb grade showing percentage of grade on tangents and details of vertical curves, including elevation at intersection of tangents projected and length of vertical curve.
[4] 
The elevation at intersection of curblines projected.
[5] 
The station and top of curb elevation at all points of curve and tangent of horizontal curves.
[6] 
Vertical curve data, including length, tangent elevations and minimum sight distance, as required in Article V.
(c) 
Cross section (streets):
[1] 
The right-of-way width and location and width of paving.
[2] 
The type, thickness and crown of paving.
[3] 
The type and size of curb.
[4] 
The grading of sidewalk area.
[5] 
The location, width, type and thickness of sidewalks and driveway aprons.
[6] 
The typical location of sewers and utilities, with sizes.
(d) 
A horizontal plan (storm drains and sanitary sewers):
[1] 
The location and size of line with stations corresponding to the profile.
[2] 
The location of manholes or inlets with grade between and elevation of flow line and top of each manhole or inlet.
[3] 
Property lines and ownership, with details of easements where required.
[4] 
The beginning and end of proposed construction.
[5] 
The location of laterals and wyes.
[6] 
The location of all other drainage facilities and public utilities in the vicinity of storm and/or sanitary sewer lines.
[7] 
Hydraulic design data for headwalls, endwalls, culverts and/or bridge structures, including but not limited to:
[a] 
The location and grade position.
[b] 
Complete structural details.
(e) 
A profile (storm drains and sanitary sewers):
[1] 
A profile of existing ground surface over the center line of the sewer, with elevations at top of manholes or inlets.
[2] 
A profile of proposed ground surface or street grade over the center line of the sewer with elevations at top of manholes or inlets.
[3] 
A profile of storm drains or sanitary sewers showing type and size of pipe, proposed inlet grade, cradle, manhole and inlet locations.
(8) 
Management information. A formal contract for the ownership and maintenance of open space and/or private streets, sewer systems, central water supply and other major improvements; and a method of management.
(9) 
Additional requirements.
(a) 
All offers of dedication and covenants governing the reservation and maintenance of undedicated open space, bearing certificate of approval of the Township Solicitor.
(b) 
Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided.
(c) 
All required permits and related documentation from the Pennsylvania Department of Environmental Protection related to the alteration or relocation of a stream or watercourse or the approval of the BMP operations and maintenance plan. In the event that there is any required change by the Department of Environmental Protection of said plans, the Township Engineer shall be so notified, in writing, and a complete resubmission of the final plan shall be required.
[Amended 6-23-2004 by Ord. No. 556]
(d) 
A notice on the plan stating that access to any highway under the jurisdiction of the Pennsylvania Department of Transportation shall be only as authorized by a highway occupancy permit pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law."[5]
[5]
Editor's Note: See 36 P.S. § 670-420.
(e) 
Written agreements, pursuant to § 180-79, including but not limited to:
[1] 
An improvements agreement.
[2] 
A memorandum of improvements agreement.
[3] 
A deposit agreement.
(f) 
A written request for modification of requirements pursuant to § 180-10.
[Added 8-16-1989 by Ord. No. 387]
(g) 
Written approval of any revision to the sewage facilities plan from the Department of Environmental Resources as required by Chapter 71 of the Pennsylvania Sewage Facilities Act, as amended.[6]
[Added 9-18-1990 by Ord. No. 401]
[6]
Editor's Note: See 25 Pa. Code Ch. 71, Administration of Sewage Facilities Planning Program; and 35 P.S. § 750.1 et seq.
(h) 
Site capacity calculation, if applicable. (See § 208-132.4 of the Zoning Chapter.[7]) All area measurements used for this calculation shall be based upon information taken from § 180-21B(2), (3) and (4).
[Added 10-17-2001 by Ord. No. 524]
[7]
Editor's Note: Former § 208-132.4 appeared in the prior Zoning Chapter that was superseded on 4-9-2014 by Ord. No. 679. Article I of Ord. No. 679 is codified in Ch. 208, Zoning, of the Code; the complete Zoning Ordinance is available online at www.lowermoreland.org and in the Township offices.
(i) 
For traditional neighborhood developments:
[Added 3-20-2002 by Ord. No. 529]
[1] 
Proposed design criteria.
[2] 
Proposed design standards for streets, alleys, sidewalks, and landscaping.
A. 
Drafting standards.
(1) 
The plan shall be drawn at a scale of one inch equals 50 feet or at a scale approved by the Township Engineer.
(2) 
Dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(3) 
The name, address and seal of the responsible engineer or surveyor shall be shown on each sheet.
(4) 
Where a resubdivision is proposed or when the plan is a revision of a previously approved plan, dotted lines shall be used to show lot lines to be abandoned and solid lines to show the currently proposed lot lines.
(5) 
Notations of revisions shall be dated.
(6) 
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
(7) 
The boundary line of the subdivision shall be shown as a solid heavy line.
(8) 
Final plans shall be on sheets either 15 inches by 18 inches, 18 inches by 30 inches or 24 inches by 36 inches, and all lettering shall be so drawn as to be legible if the plan should be reduced to half size.
B. 
The minor subdivision plan shall show or be accompanied by the following information:
(1) 
A site plan (on a separate sheet) showing:
(a) 
The name of subdivision or land development.
(b) 
The name and address of owner/applicant.
(c) 
The tax parcel number(s) of the site.
(d) 
Zoning requirements, including:
[1] 
The applicable district and district boundaries.
[2] 
The maximum density permitted, if applicable.
[3] 
The lot size and yard requirements.
[4] 
The open space and impervious surface ratios, if applicable.
[5] 
Any variances or special exceptions granted.
(e) 
Proposed standards:
[1] 
The density.
[2] 
The open space ratio.
[3] 
The impervious surface ratio.
(f) 
A location map showing relation of site to adjoining properties and streets, within 1,000 feet (scale: one inch equals 800 feet).
(g) 
The North point.
(h) 
Written and graphic scales (including scale of location map).
(i) 
The total acreage of the site.
(j) 
A complete field or photogrammetric survey of the property to be subdivided or developed, showing all courses, distances, tie-ins to all adjacent intersections and areas, with an error of closure not greater than 3/100 of a foot.
(k) 
Locations of all existing and proposed monuments.
(l) 
Boundaries of all adjoining properties (with names of landowners in the case of unplatted land).
(m) 
Existing cartways of streets on and adjacent to the site, with existing and ultimate rights-of-way and legislative and traffic route numbers.
(n) 
Existing principal buildings and their respective uses, sewage disposal systems, wells and driveways within 100 feet of the site. Sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads and other significant man-made features within 500 feet of and within the site, including properties across streets.
(o) 
Pursuant to Act 287 of 1974,[1] all underground utility lines with indications as to:
[1] 
Ownership.
[2] 
Size.
[3] 
Widths of rights-of-way or easements.
[1]
Editor's Note: See 73 P.S. § 176 et seq.
(p) 
The lot layout with exact dimensions, areas and uses of lots, building setback lines and rear and side yard lines.
(q) 
Open space areas and indication as to whether offered for dedication.
(r) 
Rights-of-way and/or easements for all drainage facilities, utilities or other purposes.
(s) 
Driveway locations.
(t) 
Locations of private sewer systems, if applicable.
(2) 
A natural features map (on a separate sheet). The following information shall be indicated:
(a) 
Contour lines measured at vertical intervals of two feet. Slopes may be determined by interpretation of United States Geological Survey Maps.
(b) 
Floodplain areas.
(c) 
Floodplain soil areas.
(d) 
Steep slope areas.
[1] 
Fifteen percent to 25%.
[2] 
Twenty-five percent and over.
(e) 
Forest areas.
(f) 
Lakes and ponds.
(g) 
Wetlands.
(3) 
Management information. A formal contract for maintenance of open space and method of management and maintenance, if applicable.
(4) 
Sewage facilities planning modules and supporting documentation as required by Chapter 71 of the Pennsylvania Sewage Facilities Act, as amended.[2]
[Amended 9-18-1990 by Ord. No. 401]
[2]
Editor's Note: See 25 Pa. Code Ch. 71, Administration of Sewage Facilities Planning Program; and 35 P.S. § 750.1 et seq.
(5) 
Acknowledgements.
(a) 
All offers of dedication and covenants governing the reservation and maintenance of undedicated open space, bearing certificate of approval of the Township Solicitor.
(b) 
Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided.
(c) 
A notice on the plan stating that access to any highway under the jurisdiction of the Pennsylvania Department of Transportation shall be only as authorized by a highway occupancy permit pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law."[3]
[3]
Editor's Note: See 36 P.S. § 670-420.
(d) 
Written agreements, pursuant to § 180-79, including but not limited to:
[1] 
An improvements agreement.
[2] 
A memorandum of improvements agreement.
[3] 
A deposit agreement.
(e) 
A letter of commitment or agreement indicating the availability of central water supply from the appropriate utility, if applicable.
[Added 8-16-1989 by Ord. No. 387]
(f) 
A written request for modification of requirements pursuant to § 180-10.
[Added 8-16-1989 by Ord. No. 387]
A. 
The record plan shall be a clear and legible blue- or black-line print and shall be an exact copy of the approved final plan on a sheet of the size required for final plans.
B. 
The following information shall appear on the record plan in addition to the information required in §§ 180-22 and 180-23 for the final plan:
(1) 
Seals.
(a) 
The impressed seal of the engineer or surveyor who prepared the plan.
(b) 
The impressed corporate seal, if the subdivider is a corporation.
(c) 
The impressed seal of a notary public or other qualified officer acknowledging the owner's statement of intent.
(d) 
The impressed Seal of the Township of Lower Moreland.
(e) 
The impressed seal of the Township Engineer.
(2) 
Acknowledgements.
(a) 
A statement to the effect that the applicant is the owner of the land proposed to be subdivided and/or developed and that the subdivision and/or land development shown on the final plan is made with his or their free consent and that it is desired to record the same.
(b) 
An acknowledgement of said statement before an officer authorized to take acknowledgements.
(c) 
A certification by a surveyor which shall read as follows:
I HEREBY CERTIFY THAT I AM A REGISTERED PROFESSIONAL LAND SURVEYOR, LICENSED IN COMPLIANCE WITH THE LAWS OF THE COMMONWEALTH OF PENNSYLVANIA; THAT THIS IS A TRUE AND ACCURATE SURVEY MADE ON THE GROUND COMPLETED BY ME ON _______________ (DATE); THAT ALL THE MARKERS SHOWN THEREON ACTUALLY EXIST; THAT THEIR LOCATION, SIZE, TYPE AND MATERIAL ARE ACCURATELY SHOWN; AND THAT NO ENCROACHMENTS, RIGHTS-OF-WAY OR EASEMENTS EXIST EXCEPT AS SHOWN HEREIN.
  Signature
  Date
  Seal
(d) 
A certification by the Montgomery County Planning Commission acknowledging its review.
[Added 8-16-1989 by Ord. No. 387]
(3) 
Signatures, in black ink:
(a) 
The signatures of the owner or owners of the land. If the owner of the land is a corporation, the signatures of the President and secretary of the corporation shall appear.
(b) 
The signature of the notary public or other qualified officer, acknowledging the owner's statement of intent.
(c) 
The signature of the Township Engineer.
(d) 
The signatures of the President and Secretary of the Board of Commissioners.