The following component requirements shall be specific to their respective topic areas and shall contain all information described herein. With respect to minor subdivision and minor land development applications, the Township Engineer or Zoning Official may waive any component of the plan requirements, provided that the applicant shall designate the waivers requested, in writing, to the Zoning Official.
A. Property identification plans shall contain the following:
(1) The township name, plus any other municipality in which the subdivision or land development is located.
(2) A location map for the purpose of locating the site to be subdivided or developed, at a scale of not less than 800 feet to the inch, showing the relation of the site to adjoining property and to all public and private streets and municipal boundaries existing within 1,000 feet of any part of the property.
(3) A complete boundary survey of the property to be subdivided or developed, showing all courses, distances, areas and tie-ins to all adjacent street intersections. The survey must be prepared by a Pennsylvania registered land surveyor by on-site field survey and have a closure error not greater than 3/100 of a foot.
(4) Tract boundaries with tax parcel numbers, owner's names and approximate acreage of lots surrounding any portion of the site for a distance of 400 feet.
(5) The tax parcel number of the site and total site acreage.
(6) The location of all existing monuments on or defining the site.
(7) An indication that the elevations are based upon sanitary sewer datum of the Township of Abington.
(8) Existing cartways of streets on and adjoining the site, with existing and ultimate rights-of-way and legislative and traffic route numbers.
(9) The names and addresses of the landowner, applicant and subdivider or land developer. With respect to the owner, the names of the real (title) owners, the names of all equitable owners and the names of all option holders shall be listed.
(10) The zoning classification applicable to the tract along with all zoning boundaries that traverse or are within 400 feet of the tract, together with a citation of any variances or special exceptions which may have been granted for or affecting the site.
(11) Zoning district requirements.
(a) Zoning district requirements shall be identified as described in the Township Zoning Ordinance. These shall include use regulations, density regulations, lot dimensions, yard setback dimensions, building and impervious coverage limitations, green/open space and buffer requirements, loading zones and required number of parking spaces.
(b) The existing and proposed zoning standards for each item cited above in the zoning district requirements shall be depicted in a table for the site in its entirety and, in the case of subdivision, for each proposed lot.
(12) A description of the available and proposed water supply and sewage disposal facilities.
B. Existing features plans shall contain the following:
(1) Complete boundary survey of the property to be subdivided or developed, showing all courses, distances, areas and tie-ins to all adjacent street intersections.
(2) The location, names and widths of all streets, whether including right-of-way, cartway or center line.
(3) The location of property lines and names of landowners within 400 feet of any part of the site to be subdivided or developed.
(4) The location and type of all existing survey monuments.
(5) The location and dimension of all existing buildings and man-made structures or surfaces located on the site, with notation as to which ones will remain and which will be removed.
(6) The location, size, ownership and purpose of all rights-of-way and easements located within the property boundaries.
(7) The location, size and ownership of all underground and above ground public or private utilities, on the site and within 400 feet of any portion of the site, including waterlines, sanitary sewer lines, storm sewer lines, electric lines, telephone lines, gas mains, fire hydrants and streetlights.
(8) Contour information, including:
(a) Topography 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.
(b) Datum to which contour lines refer.
(c) Base flood elevation data as defined in the Township Zoning Ordinance.
(d) Steep slope delineation by shading and notation of all areas as follows:
[2] Twenty-five percent and greater.
(9) Soil identification, including the following:
(a) Soil types within the site, based on maps contained in the Soil Survey of Montgomery County, United States Department of Agriculture, Soil Conservation Service, 1967, as amended. An attached table shall indicate each soil's development limitation, i.e., bearing value, depth to bedrock, seasonal water table, etc.
(b) Delineation of floodplain soils.
(10) Water resource identification by delineation and notation of all the following:
(c) Permanent and intermittent watercourses, including streams, swales, culverts, lakes, ponds and springs.
(11) Vegetation resource identification of all the following:
(a) Forest and woodland areas.
(b) Stand-alone trees with calipers of 10 inches or greater, measured at a point four feet above grade, with indication of which trees are to be removed and which are to remain.
(c) Other significant vegetation.
C. Proposed layout plans shall show the following:
(1) The layout, width, length, center line elevation and names of all proposed cartways, streets and alleys, together with locations of all associated curbs, sidewalks and gutters.
(2) The layout, dimensions, bearings and net area of all proposed lots and consecutive numbering of all lots.
(3) Building setback lines incorporated with any other construction restriction line established by the Township Zoning Ordinance, indicated on each proposed lot.
(4) A notation indicating the proposed use of all lots or areas which shall contain uses other than residential.
(5) A notation of all lots or areas to be dedicated for public or common use, street widening, park or recreation or other public uses.
(6) The location, dimension, height, type and first-floor elevation of all proposed buildings and structures.
(7) Where there are existing buildings or structures located on sites being subdivided or developed, a notation of those being demolished and those to remain.
(8) The layout of all parking areas and arrangement of all parking spaces for commercial and multifamily development.
(9) The purpose, location and dimensions of all rights-of-way and easements proposed to be created for access, drainage, utilities or other pertinent reasons.
(10) The location and size of all proposed sanitary sewer lines, storm sewer lines and related structures, water mains, fire hydrants, utility lines and on-site sewage disposal facilities.
(11) The location of all open space areas, parks and recreation facilities, with notation as to whether they are offered for dedication or are to remain as private facilities.
D. Grading plans.
(1) Existing topography lines shall be measured at vertical intervals of two feet for land with an average natural slope of 10% or less. Vertical intervals of five feet shall be used for more steeply sloping land.
(2) Elevations shall be determined by on-site survey or by photogrammetric survey, not interpretation of United States Geological Survey maps.
(3) Existing contour lines shall be represented by dashed lines.
(4) Datum to which contour lines refer shall be based on Abington Township sanitary sewer datum.
(5) Base flood elevation data as defined in the Township Zoning Ordinance shall be indicated.
(6) Proposed finished contours shall be indicated at vertical intervals of two feet and delineated with solid lines.
(7) Delineation shall be made of the limits of work areas and the portions to remain undisturbed.
(8) Areas of cut and fill shall be delineated.
(9) Areas for the temporary storage of site soil and materials shall be identified.
E. Erosion control plan.
(1) This plan shall be prepared pursuant to the Clean Stream Law, P.L. 1987, including design basis of surface and storm drainage provisions for and details of the methods to be used to prevent erosion and discharge of sediments from the property, both during and following construction.
(2) A narrative containing the following information shall be prepared:
(a) A general description of the proposed development.
(b) A general description of temporary and permanent accelerated erosion control.
(c) A general description of temporary and permanent sedimentation control.
(d) A general description of stormwater management during and after the proposed development.
(e) A study of the watershed in which the site is located to assess the impact on downstream conditions.
(f) Estimated development schedule for the site, including:
[2] Rough grading and installation of erosion and sedimentation control facilities.
[3] Installation of improvements, including streets, utilities, buildings, driveways, parking areas and other structures and facilities.
[4] Final grading and vegetation establishment, including a description of the conversion of erosion and sedimentation controls to permanent stormwater management facilities.
(g) A statement describing temporary control measures and facilities for use during earthmoving, including:
[1] Types, locations and dimensional details of erosion and sedimentation control devices.
[2] Protection of existing drainage facilities.
[3] Facilities to prevent tracking of mud by construction vehicles off the site.
(3) Plans and details are to be in accordance with standards and specifications found in the Erosion and Sediment Control Handbook available through the Montgomery Soil Conservation District.
F. Improvement construction plan.
(1) Stormwater management plans shall contain the following:
(a) Mapping of the watershed areas in which the site is located (United States Geological Survey Quadrangle Map or similar).
(b) Computations of the stormwater runoff for all points of runoff concentration before, during and after development, including all supporting data.
(c) All existing drainage features which are to be incorporated in the design, identified with an explanation of the facilities operation.
(d) A plan of the proposed stormwater drainage facilities and systems, including storm drain pipes and inlets, runoff control devices and drainage channels.
(e) Design computations for the sizing of the pipe barrel and perforated riser.
(f) Flood routing and/or storage requirement calculations.
(g) A stage-storage curve for such detention/retention basins.
(h) The berm embankment and outlet structure, showing the top of berm elevation, top width of berm, side slopes, emergency spillway elevation and elevations of the outlet structures, including the riser and dimensions and spacing of the antiseep collars.
(i) A detailed plan of the trash rack and antivortex device.
(j) An overall plan of the basin area, showing grading and landscaping.
(k) A detailed plan of any required off-site improvements.
(l) A description of the permanent stormwater management program, including methods and frequency of removing and disposing of sediment and other materials from the storm management facilities, both during and after completion of the development project.
(2) Street improvement.
(a) The horizontal plan (streets) shall contain the following:
[1] Center line with bearing, distances, curve data and stations corresponding to the profile.
[2] Right-of-way and curbline with radii at intersections.
[3] Beginning and end of proposed construction.
[4] Tie-ins by courses and distances to the intersection of all public streets, with their names and widths.
[5] Location of all monuments, with reference.
[6] Location and size of all drainage facilities, sidewalks, utilities, fire hydrants, lighting standards and street name signs.
(b) The profile plan (streets) shall contain the following:
[1] Profiles and elevations along the existing ground surface over the center line and right-of-way lines, both right and left of the center line.
[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] The profile of the proposed curve 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] Elevation at intersection of curblines projected.
[5] Station and top of curb elevation at all points of curve and tangent of horizontal curves.
(c) The cross section plan (streets) shall contain the following:
[1] Right-of-way width and location and width of paving within the right-of-way.
[2] The type, thickness and crown of paving.
[3] The type and size of curbing.
[5] Location, width, type and thickness of sidewalks and driveway aprons.
[6] Typical section of combined curb and gutter and typical section for paving and curbing required by the Pennsylvania Department of Transportation, if applicable.
(3) Sanitary sewer plan.
(a) The horizontal plan (sewers) shall contain the following:
[1] The location and size of line, with stations corresponding to the profile.
[2] The location of manholes, with grade between and elevation of flow line and top of each manhole.
[3] The beginning and end of proposed construction.
[4] Alignment and size of storm drain appurtenances adjacent to proposed sanitary sewers.
[5] Location and size of all laterals.
(b) The profile plan (sewers) shall contain the following:
[1] The profile of existing ground over the center line of the sanitary sewer line.
[2] The profile of the proposed ground grade over the center line of the sanitary sewer line.
[3] The profile of the proposed invert grade indicating the percent of grade.
[4] Station and invert elevations of proposed manholes along the flow line at fifty-foot intervals.
[5] The type and size of pipe, cradle and manholes.
(4) Storm sewer facilities.
(a) The horizontal plan (storms) shall contain the following:
[1] The location and size of line, with stations corresponding to the profile.
[2] The location of manhole and inlets, with grade between and elevation of flow line and top of each inlet.
[3] The beginning and end of proposed construction.
[4] The detail of the proposed inlets.
[5] Hydraulic and structural design data and calculations for storm sewers, inlets, bridges and culverts.
(b) The profile plan (storms) shall contain the following:
[1] The profile of the existing ground over the center line of the storm sewer line.
[2] The profile of the proposed ground grade over the center line of the storm sewer line.
[3] The profile of the proposed invert grade indicating the percent of grade.
[4] Station and invert elevations of proposed manholes and inlets along the flow line at fifty-foot intervals.
[5] The type and size of pipe, manhole and inlets.
[6] Complete structural details of all endwalls and energy dissipaters.
(c) Open drainage courses shall contain the following:
[1] Center line stations corresponding to those shown in profile.
[2] The width of the channel at bottom and top.
[3] Profile and elevations along the existing ground surface over the channel center line and the right-of-way line.
[4] Profile of the channel bed showing percentage of grade.
[5] Profile of finished grades along the right-of-way lines.
[6] Cross section of right-of-way width and the location and width of the top and bottom of the channel.
[7] The type and thickness of paving and/or sidewalls.
[8] The depth and slope of sidewalls.
(d) Detention basins shall contain the following:
[1] A horizontal plan showing the proposed detention basins and appurtenances.
[2] Limits of the proposed basin construction showing the location of berms, outlet control structures, overflow structures and systems flowing into the basin.
[3] Contours of the completed basin and outline of basin bottom and high-water elevation.
[4] Complete structural details of outlet-control structures.
G. Utility plan.
(1) The utility plan shall be superimposed on the basic layout plan and shall include the location, size, type and, where applicable, elevations of the following above and below ground, existing and proposed features and structures:
(a) Sanitary sewer lines, manholes and other related appurtenances.
(b) Storm sewer lines, manholes, inlets and other related appurtenances.
(c) Waterlines, control valves and other related appurtenances.
(d) Fire hydrants, fire lanes and Fire Department connections.
(e) Electric lines, junctions, vaults and other related appurtenances.
(f) Telephone lines, junctions, vaults and other related appurtenances.
(g) Gas mains and other petroleum lines and tanks, together with existing safety markers.
(h) Cable television lines and related appurtenances.
(i) Streetlighting standards and street name signs.
(j) Traffic control devices and signs.
(k) Site lighting locations and standards.
(l) Trash dumpster and enclosure locations.
(2) The ownership of all existing and proposed utilities shall be indicated on the plan.
(3) The plan shall contain a notation that all work will be performed in strict compliance with the provisions of Pennsylvania State Act 287, governing the installation of public utilities.
H. Landscaping and shade tree plan.
(1) The landscaping plan shall be prepared by a registered landscape architect.
(2) The landscape plan shall be superimposed on the basic layout plan and include the following information:
(a) Existing landscape material and vegetation to be removed.
(b) Existing landscape material and vegetation to be incorporated into the final plan.
(c) The location, size and type of all proposed street shade trees.
(d) The location, size and type of plantings for all proposed and required green space and buffer yards.
(e) Proposed planting schedule indicating the species, number and size of all proposed and required plantings.
(f) Details of the proposed method of planting and staking.
I. Phasing plan.
(1) The phasing plan shall delineate, with solid, bold lines, all sections of an overall development plan which are planned for construction at different times.
(2) The various sections shall be identified with a phasing number, the sequencing of which shall indicate the general construction order that development is proposed to occur.
(3) The phasing delineation shall be superimposed on the preliminary layout plan.
J. Recreational facilities plans shall contain the following:
(1) A narrative describing how the proposed recreational facilities will meet the needs of the future community which the proposed subdivision or land development will generate. The standards for such population shall be taken from the National Recreation and Parks Association.
(2) The location and size of all parks, playgrounds, public buildings, public areas or parcels of land proposed to be dedicated or reserved for public use.
(3) The location and size of all parks, playgrounds, facilities and parcels of land proposed to be reserved for common use by development residents.
(4) A general proposal for the maintenance of open space and public facilities and the proposed method of management.
(5) The type and specifications for all equipment associated with and provided for use with public parks, playgrounds and recreational facilities.
(6) The location, description and specifications for provisions of access, rest, sanitation, water, lighting and parking.
(7) Schedule of proposed construction.
(8) When deemed acceptable by the applicant, subdivider or land developer, a statement for the provision of contribution of fees in lieu of recreational facilities, according to resolution established by the Board of Commissioners.
K. Planning modules. Sewage facilities planning modules for subdivision and land development, as required by Chapter 711 of the Pennsylvania Sewage Facilities Act, as amended, shall be provided on forms published by the Pennsylvania Department of Environmental Resources (DER).
L. Architectural plans.
(1) Tentative architectural plans, appropriately scaled to show the following details, shall be included:
(a) Front, side and rear elevations of proposed buildings.
(b) The number of floors proposed, including basement and mezzanine areas.
(c) Building use group as defined in the Township Building Code. If mixed uses are proposed, an indication of the use groups involved shall also be included.
(d) Area and height limitations of proposed buildings.
(e) Construction type as defined in the Township Building Code.
(f) Sprinkler requirements as defined in the Township Sprinkler Ordinance.
(g) The location of fire exits and exit discharge.
(h) For apartment buildings, the total dwelling unit count and the number of rooms proposed for each dwelling unit.
(2) While Pennsylvania State Department of Labor and Industry approval is required on commercial architectural plans prior to the issuance of a building permit, it need not be procured for a tentative architectural plan prepared for review with a subdivision and land development plan application.
M. Documentations; agreements; certifications; covenants; easements; restrictions; permits.
(1) Documentations, agreements, certifications, covenants, easements, restrictions and permits shall include the following:
(a) A letter certifying the availability of public sanitary sewer facilities from the appropriate utility, if applicable.
(b) A letter certifying the availability of a central water supply system from the appropriate utility, if applicable.
(c) A description and contract for the ownership, management and maintenance of open space and/or private streets, sewer systems, water supply and other improvements.
(d) Restrictive covenants governing the reservation and maintenance of undedicated open space.
(e) Private deed restrictions, as may be imposed upon the property as a condition of sale, together with a statement of any restrictions previously imposed upon the property and which may affect the title to the land being subdivided or developed.
(f) All offers of dedicated improvements.
(g) Improvement agreements when required by the Board of Commissioners.
(h) Permits and documentation required by all applicable regulatory agencies described in §
146-20B of this chapter.
(2) If land to be subdivided or developed lies partly within another municipality, the applicant shall submit information concerning the location and design of streets, layout and size of lots and provision of public utilities on lands subject to his/her control within the adjoining municipality. Evidence of review and/or approval of this information by appropriate authorities of that municipality shall also be provided.