The procedures set forth in this article shall
be followed by all applicants proposing to subdivide or develop land
in Franconia Township.
A.
A tentative sketch plan, as described in § 122-8 herein, may be submitted to the Township Planning Commission for informal discussion with the Planning Commission and shall not be considered as a formal application.
B.
A minor subdivision plan, as described in § 122-9 herein, is required for all applicable subdivisions proposed within the township.
C.
A preliminary plan for major subdivision or land development, as described in § 122-10 herein, is required for all applicable subdivisions or land developments proposed within the township.
D.
A final plan for major subdivision or land development, as described in § 122-11 herein, is required for all applicable subdivisions or land developments proposed within the township.
An applicant desiring to submit a tentative
sketch plan shall show the following information:
A.
The name of the subdivision or land development.
B.
The name and the address of the owner.
C.
The name and address of the engineer, surveyor or
architect, if any.
D.
The tract boundary and location by deed plotting.
E.
A North point and approximate scale.
F.
A location plan showing the relationship of the subject
tract and the surrounding network and major features.
G.
The existing and proposed streets and lots for building
layout.
H.
Significant topographical and physical features, such
as floodplains, steep slopes, woodlands, United States Geological
Survey contours and existing structures.
I.
Proposals for control of drainage runoff and proposals
of community facilities.
J.
Such other information as the township and/or the
applicant determines necessary to convey an understanding of the plan.
[Amended 3-8-1999 by Ord. No. 271]
It is purpose of this section to provide for
simplified plan submission and processing requirements by which minor
subdivisions may be submitted and approved. Applicants submitting
a minor subdivision shall conform to the following standards:
A.
General standards.
(1)
A tract of land that is not part of a previous subdivision (under this section or otherwise) may be divided into two lots or parcels without the necessity of full compliance with the preliminary (§ 122-10) and final (§ 122-11) plan requirements of this chapter for major subdivision, except that, in the event that the proposed subdivision shall require improvements of streets, sanitary sewers, drainage facilities, culverts or other municipal improvements, the Township Planning Commission, Township Engineer or Authority may recommend to the Board of Supervisors that the provisions of this section on minor subdivisions shall not be applicable and the applicant shall be required to comply with the requirements for major subdivisions. The final plan shall meet the following standards and shall contain the following information.
(2)
Where a minor subdivision covers only a part of the
owner's entire holding, a tentative sketch shall be submitted of the
prospective street and lot layout for the remaining area of the tract.
(3)
When the Board of Supervisors approves the minor subdivision
plan, this shall constitute a final plan which shall be submitted
as a record plan for approval by the Township Board of Supervisors.
B.
Drafting standards.
(1)
The scale of the plan shall be not smaller than 100
feet to the inch and shall be accurate to within one part in 300.
(2)
Dimensions shall be in feet and inches, and bearings
in degrees, minutes and seconds.
(3)
The plan shall show the courses and distances of the
boundary line survey of the entire land to be subdivided.
(4)
The sheet or sheets shall be of the following size:
24 inches by 36 inches. If more than one sheet is necessary, each
sheet shall be the same size and consecutively numbered to show its
relation to the total number of sheets comprising the plan, i.e.,
"Sheet No. 1 of five sheets," etc.
[Amended 9-14-1987 by Ord. No. 136]
(5)
Where there are two or more sheets, a key map shall
be provided sufficient to show their relationship.
C.
Location and identification. Each plan shall provide:
(1)
The owner of record.
(2)
A title consisting of the name of the subdivision
or land development, the name and address of the subdivider, developer
or builder and the registered engineer or land surveyor who developed
the plan.
(3)
The name of the municipality.
(4)
The date of preparation of the plan, scale in equation
form and graphic form, North point and all subsequent revision dates.
(5)
The entire tract boundary with bearings and distances.
(6)
The plan shall include a note setting forth the zoning
requirements, including the applicable lot size and yard requirements,
and proof of any variances or special exceptions which may have been
granted. The plan shall also show the requirements of any other township
ordinance, if any, on both the land to be subdivided and the adjacent
land.
(7)
A location map relating the subdivision or site to
be developed to at least three existing intersections of township
streets or roads.
(8)
A legend sufficient to indicate clearly between existing
and proposed conditions.
D.
Existing and proposed features.
(1)
Within 100 feet of any part of the land being subdivided,
the plan shall show the following information:
(a)
The location, names, width (both cartway right-of-way
and ultimate right-of-way), radii and surface conditions of existing
alleys and streets.
(b)
The location and size of all watercourses, and
the boundaries of flood-prone areas (not limited to the established
flood level and regulatory flood elevation, where applicable).
(c)
The location, character of existing buildings
and man-made structures, and natural features which have a significant
impact on the affected sites.
(d)
Names of all owners of immediately adjacent
land.
(e)
Areas subject to deed restrictions.
(2)
Within the land to be subdivided, the plan shall show
the following information:
(a)
The location, names, widths and other dimensions,
including center-line courses, distances and curve data, paving widths,
curblines, right-of-way and curbline radii at intersections and street
location tie-ins by courses and distances to the nearest intersection
of existing streets and alleys.
(b)
The location and size of existing and proposed
sanitary sewer system and water facilities.
(c)
The location and size of all watercourses and
boundaries of flood-prone areas (not limited to the established flood
level and regulatory flood elevation, where applicable).
(d)
Slopes.
[Amended 11-14-1988 by Ord. No. 149]
[1]
The delineation of all areas on the site of
slopes of 15% to 25% for all residentially zoned areas.
[2]
The delineation of all areas on the site of
slopes of greater than 25% for all residentially zoned areas.
[3]
The delineation of all areas on the site of
slopes of greater than 10% for all nonresidentially zoned areas.
[4]
For all residentially zoned land, a calculation
of the steep-slope ratio, computed by dividing the total of all slope
areas of 15% or greater within a tract or single lot by the total
tract or lot area.
(e)
Contours obtained from United States Geological
Survey (USGS) maps at intervals of two feet minimum, one foot in low
areas with minimum national map accuracy standards.
[Amended 9-14-1987 by Ord. No. 136]
(f)
The location and type of soil conditions as
per the Montgomery County Soil Survey, or by other survey reports
prepared by qualified agencies or firms.
(g)
Areas subject to deed restrictions.
(h)
The location and character and elevation of
existing buildings; the location of trees standing alone and the outer
limits of tree masses; the location of quarries, floodplains, marshlands
and other topographical features which may affect the location of
proposed structures or improvements.
(i)
Any other man-made or natural features having
a significant impact on the ability of the applicant to subdivide
or develop the land in question.
(3)
All plans shall be drawn to assure that:
(4)
The developer shall provide proof that adequate precautions
against flood damage have been taken with respect to the design of
any buildings or structures located wholly or partially within a flood-prone
area.
(5)
Where the subdivision or land development lies partially
or completely in a flood-prone area, or where the subdivision or land
development borders on a flood-prone area, the plan shall include
detailed information giving the location and elevation of existing
and proposed streets, water supply and sanitary facilities, building
sites, soil types and proposed floodproofing measures. Such plans
shall also show contour lines at two-foot intervals within the flood-prone
area and identify accurately the boundaries of the flood-prone area
and the base flood elevation.
(6)
A copy of all plans for new construction in flood-prone
areas shall be submitted by the township to the Montgomery County
Conservation District for review and comment prior to the issuance
of a building permit. The recommendations of the Conservation District
shall be considered by the Township Supervisors for possible incorporation
into the proposed plan.
(7)
The developer shall obtain, review and reasonably
utilize any base flood elevation data available from a federal, state
or other source, until such other data has been provided by the Administrator
of the Federal Flood Insurance Administration, as criteria for requiring
that all new construction and substantial improvements of residential
structures have the lowest floor, including basement, elevated to
or above the base flood level and all new construction and substantial
improvements of nonresidential structures have the lowest floor, including
basement, elevated or floodproofed to or above the base flood level.
(8)
The depth of the water table shall be noted on the
plan or in a separate report, along with the location of test borings.
For on-site sewage disposal systems, the plan shall show the location
of percolation and deep holes tests, as well as the date(s) and results
of the test. If available, the applicant shall attach Pennsylvania
Department of Conservation and Natural Resources subdivision modules
or the actual results of the Township Sewage Enforcement Officer.
E.
Lot layout.
(1)
The plan shall show the layout of all streets, alleys
and walkways, including names and widths of cartways and rights-of-way.
(2)
The plan shall shown the layout and dimensions of
all lots and the net lot area of each.
(3)
The plan shall reference any land to be dedicated
or reserved for public or common use.
(4)
The plan shall show all building setback lines with
distances from the ultimate right-of-way lines.
(5)
When there are existing buildings located on the land
being subdivided, the buildings to be demolished, as well as those
to be retained and/or preserved, shall be indicated.
F.
Certificates. Upon approval of the final plan, the
record plan must show, in a format acceptable to the Township Solicitor:
[Amended 3-8-1999 by Ord. No. 271]
(1)
The seal and signature of the Pennsylvania registered
professional land surveyor certifying that the plan represents a survey
made by him, that the monuments shown thereon exist as located and
that the dimensioned and geodetic details are correct.
(2)
The signature of the subdivider, developer or builder
certifying his adoption of the plan and any changes thereto, with
a notary witness.
(3)
The signature of the Township Secretary, certifying
that the Board of Supervisors has approved the minor subdivision plan
and any changes thereto on the date shown.
Applicants submitting a preliminary plan for
subdivision shall conform to the following standards:
A.
Drafting standards.
(1)
The scale of the plan shall not be smaller than 40
feet to the inch and shall be accurate to within one part in 300.
The vertical and horizontal plan scale standard of all profile plans
shall be either one inch equals two feet or one inch equals four feet
where the horizontal scale shall be one inch equals 20 feet and one
inch equals 40 feet, respectively.
[Amended 9-14-1987 by Ord. No. 136; 3-8-1999 by Ord. No. 271]
(2)
Dimensions shall be in feet or meters and decimals,
and bearings in degrees, minutes and seconds. A conversion table should
be attached to each plan converting numerical values into their metric
equivalents.
(3)
The plan shall show the courses and distances of the
boundary line survey of the entire land to be subdivided.
(4)
The sheet size standard of all plots and plans shall
be 24 inches by 36 inches with the owner's acknowledgments and notary
witness and municipal approval certifications shown along the right
side thereof. If more than one sheet is necessary, each sheet shall
be the same size and consecutively numbered to show its relation to
the total number of sheets comprising the plan, i.e., "Sheet No. 1
of five sheets," etc.
[Amended 3-8-1999 by Ord. No. 271]
(5)
Where there are two or more sheets comprising the
record plan and/or the construction improvement plan set, a key map
shall be provided sufficient to show their relationship as part of
the record plan. The key map shall illustrate the entire tract boundary
of all parcels incorporated with the application at a scale of a minimum
of one inch equals 100 feet or less if appropriate to legibly illustrate
the entire property and the relationship of the individual detailed
sheets illustrated thereon.
[Amended 3-8-1999 by Ord. No. 271]
B.
Location and identification. Each plan shall provide:
(1)
Owner of record.
(2)
A title consisting of the name of the subdivision
or land development, the name and address of the subdivider, developer
or builder and the registered engineer or land surveyor who developed
the plan.
(3)
The name of the municipality.
(4)
The date of preparation of the plan, scale in equation
form and graphic form, North point and all subsequent revision dates.
(5)
The entire tract boundary with bearings and distances.
(6)
The plan shall include the zoning requirements, including
the applicable lot size and yard requirements, and proof of any variances
or special exceptions which may have been granted. The plan shall
also show the requirements of any other township ordinance, if any,
on both the land to be subdivided and adjacent land.
(7)
A location map relating the subdivision or site to
be developed to at least three existing intersections of township
streets.
(8)
A legend sufficient to indicate clearly between existing
and proposed conditions.
C.
Existing and proposed features.
(1)
Within 200 feet of any part of the land being subdivided
or developed, the plan shall show the following information:
(a)
The location names, width (both cartway and
right-of-way), radii and surface conditions of existing and proposed
alleys and streets.
(b)
The location and size of all watercourses, and
the boundaries of flood-prone areas (not limited to the established
flood level and regulatory flood elevation, where applicable).
(c)
The location of existing and proposed flood
or erosion protective facilities.
(d)
The location and size of existing sanitary and
storm sewers.
(e)
The location and size and ownership of existing
utilities above and below ground, i.e., electric facilities, fire
hydrants, gas mains and water mains.
(f)
The location, character of existing building
and man-made structures and natural features which have a significant
impact on the affected sites.
(g)
Areas subject to deed restriction.
(h)
Names of all owners of immediately adjacent
lands.
(2)
Within the land to be subdivided or developed, the
plan shall show the following information:
(a)
The location, names, widths, and other dimensions,
including center-line courses, distances and curve data, paving widths,
curblines, right-of-way and curbline radii at intersections, and street
location tie-ins by courses and distances to the nearest intersection
of existing and proposed streets and alleys; all evidence of property
lines, easements and rights-of-way, including but not limited to survey
markers, stone or other monuments, fence posts or lines, paved or
beaten path or driveways, tree rows, limits of occupation, etc., that
exist on or adjacent to the property.
[Amended 3-8-1999 by Ord. No. 271]
(b)
The location and size of existing and proposed
sanitary and storm sewers.
(c)
The location and size of all watercourses and
boundaries of flood-prone areas (not limited to the established flood
level and regulatory flood elevation, where applicable). Supporting
hydrologic and hydraulic data will be required to substantiate the
one-hundred-year floodplain location.
(d)
Slopes.
[Amended 11-14-1988 by Ord. No. 149]
[1]
The delineation of all areas on the site of
slopes of 15% to 25% for all residentially zoned areas.
[2]
The delineation of all areas on the site of
slopes of greater than 25% for all residentially zoned areas.
[3]
The delineation of all areas on the site of
slopes of greater than 10% for all nonresidentially zoned areas.
[4]
For all residentially zoned land, a calculation
of the steep-slope ratio, computed by dividing the total of all slope
areas of 15% or greater within a tract or single lot by the total
tract or lot area.
(e)
Elevation contours at a minimum interval of
one foot, except in areas of slopes in excess of 20%, where a two-foot
contour interval may be used. Spot elevations shall be provided at
critical points such as stormwater system outfalls, low or high areas,
around existing and proposed buildings, driveways and parking areas,
regular intervals along roads or swales not less than 25 feet and
in a twenty-five-foot minimum grid where slopes are less than 2%.
All elevation data shall be in accordance with NGV 1992 datum or a
standard township elevation benchmark.
[Amended 3-8-1999 by Ord. No. 271]
(f)
The location and type of soil conditions as
per the Montgomery County Soil Survey, 1967, or by other survey reports
prepared by qualified agencies or firms. A description of each soil
type, limitations of the soils for on-lot sewage disposal and erosion
resistance levels.
(g)
Any area within the land to be subdivided or
developed to be used for open space or recreation purposes.
(h)
Areas subject to easements and/or deed restrictions
that are recorded and/or that are known by the applicant or his land
surveyor and/or visible upon the ground.
[Amended 7-14-1997 by Ord. No. 255; 3-8-1999 by Ord. No. 271]
(i)
The location and character and elevation of
existing buildings, the location, species and size of trees standing
alone and their outer limits of tree masses; the location of quarries,
floodplains, marshland and other topographical features which may
affect the location of proposed streets or buildings.
(j)
Any other man-made or natural features having
a significant impact on the ability to the applicant to subdivide
or develop the land in question.
(3)
All plans shall be drawn to assure that:
(a)
Proposals are consistent with the need to minimize
flood damage;
(b)
Public utilities and facilities, such as sewer,
gas, electrical and water systems, are located and constructed to
minimize or eliminate damage thereto by flooding; and
(c)
Adequate drainage is provided so as to reduce
exposure to flood hazards.
(4)
The developer shall provide proof that adequate precautions
against flood damage have been taken with respect to the design of
any buildings or structures located wholly or partially within a flood-prone
area.
(5)
Where the subdivision or land development lies partially
or completely in a flood-prone area, or where the subdivision or land
development borders on a flood-prone area, the plan shall include
detailed information giving the location and elevation of existing
and proposed streets, water supply and sanitary facilities, building
sites, soil types and proposed floodproofing measures. Such plans
shall also show contour lines at two-foot intervals within the flood-prone
area and identify accurately the boundaries of the flood-prone area
and the base flood elevation.
(6)
A copy of all plans for new construction in flood-prone
areas shall be submitted by the township to the Montgomery County
Conservation District for review and comment prior to the issuance
of a building permit. The recommendations of the Conservation District
shall be considered by the Township Supervisors for possible incorporation
into the proposed plan.
(7)
The developer shall obtain, review and reasonably
utilize any base flood elevation data available from a federal, state
or other source, until such other data has been provided by the Administrator
of the Federal Flood Insurance Administration, as criteria for requiring
that all new construction and substantial improvements of residential
structures have the lowest floor, including basement, elevated to
or above the base flood level and all new construction and substantial
improvements of nonresidential structures have the lowest floor, including
basement, elevated or floodproofed to or above the base flood level.
(8)
In the event that the plan proposes to provide electric
service at the rear of houses or buildings to be erected, such plan
shall also make provisions for electric service at the street front
of houses or buildings for public street lighting either by poles
or underground conduits with suitable light standards, and shall indicate
the method and location of streetlighting facilities.
(9)
The depth of the water table shall be noted on the
plan or in a separate report, along with the location of test borings.
For on-site sewage disposal systems, the plan shall show the location
of percolation and deep hole test, as well as the date(s) and results
of the tests. If available, the applicant shall attach Department
of Conservation and Natural Resources subdivision modules or the actual
results of the Township Sewage Enforcement Officer.
D.
Proposed road and lot layout.
(1)
The plan shall show the layout of all streets, alleys
and walkways, including names and widths of cartways and rights-of-way.
(2)
The plan shall show the layout and dimensions of all
lots and the net lot area of each.
(3)
The plan shall reference any land to be dedicated
for public or common use.
(4)
The plan shall show tentative grades to an existing
road to a point 400 feet beyond the boundaries of the subdivision.
(5)
The plan shall show the location and size of sanitary
sewers and storm drains proposed to serve the subdivision or development.
Supporting calculations for the design of the sanitary and storm facilities
shall be submitted.
(6)
The plan shall show all building setback lines with
distances from the street line.
(7)
The plan shall indicate those lots or areas which
shall contain a use or uses other than residential.
(8)
When there are existing buildings located on the land
being subdivided, the buildings to be demolished, as well as those
to be retained, and/or preserved, shall be indicated.
(9)
The plan shall include a statement showing the number
of acres being subdivided, the number of lots created, the type and
number of buildings and their character, the linear feet of new streets,
the linear feet of streets to be widened and the average lot sizes.
(10)
Where a preliminary plan covers only a part
of the owner's entire holding, a tentative sketch shall be submitted
of the prospective street and lot layout for the remaining area of
the tract.
E.
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. These plans may be submitted as separate sheets.
(2)
The plan shall show preliminary design of any bridges,
culverts or other structures and appurtenances which may be required.
F.
Certificates. Upon approval of the preliminary plan,
the record plans must show, in a format acceptable to the Township
Solicitor:
[Amended 3-8-1999 by Ord. No. 271]
(1)
The seal and signature of the Pennsylvania registered
professional land surveyor certifying that the plan represents a survey
made by him; that the monuments therein exist as located; and that
the dimensional and geodetic details are correct.
(2)
The signature of the subdivider, developer or builder
certifying his adoption of the plan and any changes thereto, with
a notary witness.
(3)
The signature of the Township Secretary certifying
that the Board of Supervisors has approved the preliminary plan and
any changes thereto on the date shown.
[Amended 3-8-1999 by Ord. No. 271]
Applicants submitting a final plan for subdivision shall conform to the standards outlined in § 122-10, Preliminary plan for major subdivision or land development, and the following standards:
A.
Improvements construction plan.
(1)
Drafting standards. The same standards shall be required
for an improvements construction plan as for a preliminary plan, one
inch equals 40 feet or one inch equals 20 feet horizontal scale with
vertical profile scale of one inch equals four feet or one inch equals
two feet, respectively, except the key map, which may be at a greater
scale to illustrate the entire property, all of which shall be on
individual sheets of 24 inches by 36 inches. The record plan shall
be numbered with an additional numbered sequence if more than one
sheet within the total set of plan sheets for recording as a set.
(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 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 end of proposed immediate
construction.
[3]
Stations corresponding to those shown on the
profile.
[4]
The curb elevations at twenty-five-foot stations
and at tangent points or 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.
[6]
The location, type and size of curbs and all
paving widths.
[7]
The location and species of all shade trees
and the location and type of fire hydrants and streetlights.
[8]
Construction details of structures and facilities.
(b)
Profiles. The profile plan shall show details
of the horizontal layout as follows:
[1]
Profiles and elevations of the ground along
the center lines of proposed streets.
[2]
Profiles of sanitary sewers with a profile over
the sewer of the present and finished ground surface showing manhole
locations beginning at the lowest manhole.
[3]
Profiles of storm sewers showing manhole locations,
type, size, invert elevations of pipe or swales and ditches, etc.
[4]
Profiles of water mains.
(c)
Cross section. The cross section 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]
When sidewalks are required, 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 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.
(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, Pennsylvania
Department of Transportation or Franconia permits; Department of Conservation
and Natural Resources permits for drainage, stream alteration, dams,
erosion and sedimentation control, air pollution or sanitary sewage
facilities.
[2]
The following statement shall be required on
the final plan: "The approved improvement construction plan, a copy
which may be inspected at the office of the Township Secretary, has
been made a part of the approved final plan."
[3]
All 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, one inch equals 40 feet
horizontal scale, except the key map, with sheet sizes of 24 inches
by 36 inches. All lettering and lines shall be drawn so as to be legible
should the plan be reduced to 1/4 of the original size.
(2)
Information to be shown. The plan, which shall include
all portions of an approved preliminary plan, shall show:
(a)
A title, as required for a preliminary plan.
(b)
Courses and distances sufficient for the legal
description of all the lines shown on the plan. The error of closure
shall not be greater than one part in 5,000.
(c)
The names of abutting owners; names, locations,
widths and other dimensions of all roads, including center-line courses,
distances and curve data; descriptive data of street lines not parallel
with or concentric with a center line, and location tie-ins by courses
and distances to the nearest intersections of all existing, planned
and approved streets, alleys and easements, recreational areas and
other public improvements, within the land to be subdivided or developed.
(d)
All lots are to be deeded to the side of streets
that a single deed may be drawn to the appropriate body having jurisdiction
for the dedication of streets by the subdivider, developer or builder.
(e)
Evidence should be provided that the plans are
in conformance with the Zoning Ordinance[1] and other applicable township ordinances and regulations.
In any instance where such plans do not conform, evidence shall be
presented that an exception or variance has been officially authorized.
(f)
The location, material and size of all monuments
with reference to them.
(g)
Building setback lines with distances from the
ultimate right-of-way line.
(h)
Restrictions in the deed affecting the subdivision
of the property.
(j)
Variances from the provisions of Chapter 145, Zoning, received from the Zoning Hearing Board and waivers from subdivision and land development requirements received from the Board of Supervisors shall be listed on the record plan with the date of the relief approval and Code section numbers affected.
(3)
Certificates. When approved, the record plan must
show:
(a)
The signature of the registered engineer or
surveyor certifying that the plan represents a survey made by him;
that the monuments shown thereon exist as located; and that the dimensional
and geodetic details are correct.
(b)
The signature of the subdivider, developer or
builder certifying his adoption of the plan.
(c)
The signature of the Township Secretary certifying
that the Board of Supervisors approved the final plan on the date
shown.
Applicants submitting a land development plan shall be required to show the following information, either for a preliminary or final plan, in addition to the applicable information in §§ 122-9 and 122-10 of this article:
A.
All covenants relating to use.
B.
Man-made features for the use of two or more prospective
occupants.
C.
The lot size, floor area or gross leasable areas as
applicable.
D.
The zoning classification and applicable standards
with which compliance is necessary for granting final approval.
E.
The density and/or intensity of use, including the
bedroom mix, if applicable.
F.
The total building coverage and the area of the total
tract devoted to each use or group of uses, if applicable.
G.
The location and placement of accessory structures
and facilities.
H.
All roads, parking facilities and pedestrianways,
including the total number of parking spaces.
I.
The areas of common open space or facilities.
J.
A conceptual site utilization layout defining the
general location of all proposed uses and activities.
K.
Specifications for required improvements and changes
to be effected upon the existing terrain or existing structure thereon.
[Amended 9-14-1987 by Ord. No. 136; 11-12-1990 by Ord. No. 177]
Within the time limits and in the manner required by Article V of the Pennsylvania Municipalities Planning Code,[1] as amended, as to an application for preliminary or final
subdivision or land development approval, the Board of Supervisors
shall:
A.
Approve the application.
B.
Deny the application; or
C.
Approve the application subject to conditions acceptable to the applicant, in which event the Board shall direct that the applicant be notified, in writing, of the conditions imposed, specifying the defects found in the application, describing the requirements of this chapter which would have not been met and citing the provisions of the statute or of this chapter relied upon. Notice to the applicant shall direct that the applicant note acceptance of the conditions in writing communicated to the township not later than the last day to act upon the application provided by Article V of the Pennsylvania Municipalities Planning Code, as amended. Failure of the applicant to accept the conditions in writing communicated to the township as herein provided shall automatically serve to rescind the approval, and the application shall be deemed denied for the reasons set forth in the notice to the applicant.
[1]
Editor's Note: See 53 P.S. § 10501
et seq.
A.
Upon approval of a final plan of subdivision or land
development, the applicant shall, within 90 days of such final approval,
record such plan in the office of the Recorder of Deeds of Montgomery
County, Pennsylvania. The approved final plan shall bear the official
signature and Seal of Franconia Township, the Township Planning Commission
and the review stamp of the Montgomery County Planning Commission
prior to recording. The applicant shall notify the township in writing
about the date, plan book and page number where the plan has been
recorded.
[Amended 9-14-1987 by Ord. No. 136]
B.
After a subdivision or land development plan shall
have been officially recorded, the streets, parks and public improvements
shown thereon shall be considered to be part of the Official Map Summary
of the township. Streets, parks and other public improvements shown
on a subdivision or land development plan to be recorded may be offered
for dedication to the township by formal notation thereof on such
plan, or the subdivider, developer or builder may note on such plan
that such improvements have not been offered for dedication to the
township. Every street, park or other improvement shown on a subdivision
or land development plan that shall have been recorded as provided
herein shall be deemed to be a private street, park or improvement,
until such time as the same shall have been offered for dedication
to the township and accepted, by ordinance or resolution, or until
it shall have been condemned for use as a public street, park or other
improvement.
