Major subdivision and/or land development.
A. Submission and review procedure.
(1) The applicant or his agent shall distribute the required
number of prints of the preliminary plan and application forms to
the Township and all other reviewing agencies. Prior to submitting
the above data to Horsham Township and the Horsham Township Planning
Commission, required data may be submitted to all other agencies,
i.e., Pennsylvania Department of Transportation, Pennsylvania Department
of Environmental Protection, Montgomery County Planning Commission,
Montgomery County Conservation District, etc. Fees and all application
data, required by Horsham Township, shall be submitted to Horsham
Township.
(2) The Township shall review the submission against a
checklist for completeness and shall accept the preliminary plan and
application form and submit a preliminary plan receipt to the applicant.
(3) The Township shall forward one copy of the properly
submitted preliminary plan and one copy of the application form to
the Horsham Township Planning Commission.
(4) The Township Engineer shall, upon receipt of the preliminary
plan:
(a)
Review the applicant's submission.
(b)
Prepare a report for the Township Planning Commission
and Township Council.
(5) The Township Planning Commission shall:
(a)
Review all applicable reports from all applicable
reviewing agencies.
(b)
Determine the preliminary plan meets the objectives and requirements of the Horsham Township Comprehensive Plan; Chapter
230, Zoning; this chapter; and other ordinances.
(c)
Recommend revisions so that the plan will conform
to Township ordinances.
(d)
Recommend approval or disapproval of the preliminary
plan in a written report that shall be made part of the minutes of
the Planning Commission's meetings and referred to Township Council.
(6) Unless otherwise waived by the applicant, the Township
Council shall, within the ninety-day review period, as set forth in
the Pennsylvania Municipalities Planning Code:
(a)
Review the report of the Township Planning Commission
and other reviewing agencies.
(b)
Determine whether the preliminary plan meets the objectives and requirements of the Horsham Township Comprehensive Plan; Chapter
230, Zoning; this chapter; and other ordinances.
(c)
Review the application at a public meeting.
(d)
Determine whether the plan is in conformity
with the Township's Sewage Facilities Plan.
(e)
Approve or disapprove the preliminary plan.
(7) If the preliminary plan is not approved, the applicant
may file a revised preliminary plan with the Zoning Officer following
the same submission and review procedures required for the previous
preliminary plan submission. Fees for revised plans shall be charged
and paid in accordance with the regular fee schedule as if the plan
were being filed for the first time.
(8) Approval of the preliminary plan shall constitute
approval of the subdivision or land development as to the character
and intensity, but shall not constitute approval of the final plan
or authorize the sale of lots or construction of buildings. The Township
may approve plans subject to conditions, which may require the consent
of the applicant, in which event they shall advise the Township Council
prior to the final vote by Council on the plan as to whether they
accept or rejects said conditions.
B. Preliminary plan requirements.
(1) Drafting standards. The application shall comply with
the following drafting standards:
(a)
The plan shall be drawn at a scale of one inch
equals 50 feet or one inch equals 100 feet, unless otherwise approved.
(b)
Dimensions shall be set in feet and decimal
parts thereof, and bearings in degrees, minutes and seconds.
(c)
Each sheet shall be numbered and shall show
its relationship to the total number of sheets.
(d)
Where any revision is made, or when the plan
is a revision of a previously approved plan, notations of revisions
shall be numbered and dated.
(e)
The plan shall be so prepared and bear an adequate
legend to indicate clearly which features are existing and which are
proposed.
(f)
The boundary line of the subdivision shall be
shown as a solid heavy line.
(g)
Preliminary plan shall be on sheets either 24
inches by 36 inches or 30 inches by 42 inches. One set of the plans
shall be submitted on sheets 11 inches by 17 inches. All sheets shall
be the same size. If it is necessary to use a sheet size of 36 inches
by 48 inches, the final plan shall be reduced to fit on a smaller
sheet size. All lettering shall be so drawn as to be legible when
the plan is reduced to 11 inches by 17 inches.
(h)
An overall site plan, at an appropriate scale
to fit on one sheet, of consistent size with the plan submitted in
conjunction with the subdivision and/or land development application.
(2) Existing features including the following information:
(a)
Name of subdivision or land development.
(b)
Name, address and telephone number of owner
of record and applicant.
(c)
Name and address of all professionals who participated
in preparing the plan, including but not limited to the engineer,
surveyor, architect, landscape architect, soil scientist, environmental
consultant, or planner responsible for the plan.
(d)
Tax parcel numbers, deed book and page numbers
of property to be developed; copy of the latest deed, any previous
subdivision plans affecting the property, and copies of documents
containing deed or property restrictions.
(e)
Zoning requirements, including:
[1]
Zoning district(s) and overlays and boundaries
thereof.
[2]
All applicable zoning ordinance requirements,
including density, lot size, yard requirements, open space requirements,
impervious surface requirements, buffer requirements and net buildable
site area. A zoning data table, identifying required and proposed
zoning criteria, shall be included on the record plan.
[3]
Effective date of Township zoning and subdivision
and land development ordinances under which the plan was submitted.
[4]
Any variances or special exceptions granted.
[5]
Actual density, lot sizes, yards, open spaces,
impervious surface requirements, and net buildable site area proposed
by the plan.
(f)
Location map showing relation of site to adjoining
properties and property lines and streets within 1,000 feet. Scale
one inch equals 800 feet.
(h)
Written and graphic scales.
(i)
Total acreage of the site (net and gross).
(j)
Location of all existing property monuments
and lot corners.
(k)
A complete outline survey of the property to
be subdivided or developed, showing all courses, distances, tie-ins
to the nearest intersection. Outline survey shall be field run.
(l)
Boundaries of all adjoining properties with
tax parcel number and names of landowners.
(m)
Existing and proposed streets on and adjacent
to the site with legal and future rights-of-way (and widths), street
widths and proposed street names. Half-width of streets shall be dimensioned
as measured from the physical center line to legal and ultimate rights-of-way
and edge of pavement and/or curbline.
(n)
Existing structures (and their uses), historical
structures, driveways, sewer lines, storm drains, culverts, bridges,
utility easements, quarries, railroads, wells, and other significant
man-made features within 400 feet of and within the site (this includes
properties across roadways). If significant features exist further
than 400 feet, the Planning Commission may require their inclusion.
(o)
Utility poles with identification information/numbers
and streetlights.
(p)
Utility easements (public and/or private) and
purposes for which the easements have been established with all applicable
restrictions and/or covenants.
(q)
Predeveloped drainage boundaries with associated
areas, time of concentration paths, and runoff coefficients/factors.
(r)
Soil map, showing soil types within the site, based on maps contained in the Soil Survey of Montgomery County, Pennsylvania, U.S. Department of Agriculture, Soil Conservation Service, as last revised. Where on-site sewage disposal is proposed, a table shall be provided to indicate each soil's limitation for on-site sewage disposal systems in accordance with Pennsylvania Code, Title 25, Rules and Regulations, Part
1, Department of Environmental Protection, Sub-Paragraph C, Protection of Natural Resources, Art. 1, Land Resources Chapter
73, Standards for Sewage Disposal Systems, as amended. If the applicant has reclassified any of the soil types, there shall be a report provided indicating the types and results of soil test completed and a signature block on the plan which the soil scientist completing the soil survey is required to attest to the soil types identified on the plans.
(s)
Contour lines measured at vertical intervals
of two feet, unless otherwise approved by the Township Engineer. Such
slopes shall be determined by on-site survey, not interpretation of
USGS maps. The plans shall indicate the benchmark elevations and the
locations to which the elevations refer. Benchmark shall be based
on USGS datum reference points or sewer manhole datum (whichever is
more accessible relative to location to site). Assumed benchmark elevations
and arbitrary control points will not be acceptable unless approved
by the Township Engineer.
(t)
Natural resources plan showing all environmental protection areas defined by Chapter
230, Zoning, as amended, including but not limited to the following:
[1]
Floodplain areas and floodplain districts (as
delineated on the Horsham Township Floodplain Map) including information
on the one-hundred-year flood elevations. FEMA cross sections and
elevations shall be utilized to delineate floodplain boundary where
detailed study information is available. Where detailed study information
is not available, one-hundred-year flood elevations shall be determined
utilizing the HEC II computation method to calculate water surface
elevations. Structures, culverts, obstructions, bridges or any other
significant feature within 500 feet downstream of the site shall be
included within the study to account for potential backwater effects.
Basins, ponds, flood control facilities or any other significant drainage
facility within upstream tributary area shall be included in the study.
United States Department of Agriculture, Soil Conservation Service
computation methods shall be utilized to calculate one-hundred-year
flow rates, unless otherwise approved by the Township Engineer.
[2]
Hydric and floodplain soils.
[3]
Lakes, ponds, and watercourses.
[4]
Riparian Corridor Conservation District.
[5]
Regulated steep slope areas.
[6]
Woodlands and individual trees of eight inches
or greater in diameter and existing outside of woodland areas.
[7]
Wetlands and wetland transition areas. Where
wetlands have been shown, the name of the wetland delineator and date
of wetlands survey shall also be indicated on the plans.
(u)
The location of any overhead and underground
utility, power or communication lines shall be shown.
(3) Site plan. The proposed layout shall show all of the
following:
(a)
Layout of streets, including widths of cartways
and rights-of-way and proposed street names.
(b)
Existing and proposed sight distances at existing
and/or proposed intersections and driveways.
(c)
Layout and approximate dimensions and areas
of lots.
(d)
Front, rear and side yard building setback lines.
(f)
Arrangements size and use of buildings and parking
areas, including gross leasable building floor area.
(h)
Recreational facilities proposed.
(i)
Rights-of-way and/or easements for all drainage,
utilities, or other purposes.
(j)
Clear sight triangles at proposed and existing
intersections.
(k)
Curb and cul-de-sac radii.
(l)
Sidewalks and pedestrian paths.
(o)
Monuments and lot corners.
(p)
All environmental protection areas as defined in Chapter
230, Zoning, as amended.
(q)
Site density and intensity of use determination calculation (as defined in Chapter
230, Zoning) including an inventory of all resource protections areas, resource protection rates, allowable disturbance to each resource, proposed disturbance to each resource, and total protected area.
(r)
Parking requirements and calculation.
(s)
Proposed use(s), including zoning ordinance
designation (i.e., single-family detached, etc.), allowable and proposed
density, and impervious surface area ratio including allowable impervious
surface ratio and tabulation of proposed impervious area.
(t)
Tax map parcel numbers and names of current
owners of immediately adjacent lands.
(4) Statements regarding maintenance responsibilities
of permanent stormwater management control facilities, swales, drainageways,
and open space areas.
(5) Sedimentation and erosion control plan pursuant to
the Clean Streams Law, P.L. 1987, as amended, and in accordance with
standards and specifications of the Pennsylvania Department of Environmental
Protection and the U.S. Soil Conservation Service Standards.
(6) Sewage disposal information and planning modules.
(a)
Planning modules. As a condition of preliminary
approval of subdivision or land development, a duly completed Department
of Environmental Protection sewage facilities planning module application,
or planning module waiver verification, must be provided. Such planning
module shall also meet all the requirements contained in Pennsylvania
Code, Title 25, Chapter 71, Subchapter D, Official Plan Requirements
for Alternative Evaluations, as amended.
(b)
Such application and planning module shall meet
all the procedural and content requirements of Pennsylvania Code,
Title 25, Chapter 71, § 71.52 and § 71.53, as
amended, including the requirement that they be accompanied by the
comments on the planning module of the Montgomery County Health Department,
Montgomery County Planning Commission, and Horsham Township Planning
Commission.
(7) Stormwater management plan and calculations. Proposed stormwater management plan and calculations shall demonstrate the design requirements for stormwater management systems outlined in Article
VI and Ordinance No. 221, have been addressed on the preliminary plans. Plans and
calculations shall include:
(a)
Complete surface drainage system of the tract
to be subdivided or developed.
(b)
Watershed boundaries and areas, time of concentration
flow path and calculations, and runoff coefficients/factors.
(c)
Inlets, pipe size and material, pipe slope and
length, pipe inverts, inlet grate and manhole rim elevations, headwalls,
endwalls and manholes.
(d)
Storm intake structure drainage areas and boundaries,
intake times and calculations.
(e)
Calculations demonstrating that receiving swales/watercourses
can accommodate the velocity and volume of stormwater discharge from
a site and/or individual point sources within a site.
(f)
Statement of the design parameters utilized
in arranging and sizing the storm sewer system including design computations.
(g)
Discharge location of all roof drains.
(8) Type of water supply and sewage disposal facilities
proposed with required isolation distances shown, where applicable.
(9) Landscape plan. A proposed landscape plan showing
required screening/buffer yards and plantings, street trees, tree
protection areas, means for tree protection, trees to be preserved
during development, and proposed planting schedule, including species,
sizes, and numbers of plantings.
(10)
Cross-sections and center-line profiles shall
be provided for each proposed street shown on the site plan.
(11)
Open space use and management plan. Where open
space is proposed to be part of the subdivision or land development,
the plans shall indicate the proposed ownership of the open space,
a description of the land and soil characteristics of the proposed
open space (woods, fields, farmland, wetlands, floodplain, etc.),
and a description of the proposed use for the open space, including
any proposed recreational facilities, all of which shall be arrived
at after consultation with the Township Park and Recreation Board,
Planning Commission, Environmental Advisory Board, and Township Council.
Proposed open space area shall be evaluated and acceptable to Township
Council. In addition, the boundary of all open space areas shall be
marked by concrete monuments at each change in direction of the boundary.
(12)
The preliminary plans shall show all information necessary to demonstrate conformance with the design standards in Article
VI. Design standards listed in Article
VI shall be addressed at time of preliminary plan submission.
(13)
Water and sewer plan, showing:
(a)
Public or community wastewater facilities, if
applicable.
(b)
Public or community water supply facilities,
if applicable.
(14)
Grading plan, showing:
(a)
Existing and proposed grades for the entire
site.
(b)
Existing vegetation to be preserved and to be
removed.
(c)
First floor, top of block/foundation wall, and
garage floor elevation of all existing and proposed buildings.
(d)
Bottom and top of curb elevations around curb
returns at intersection, and turnaround area on cul-de-sac streets.
(e)
Plan notation stating, in accordance with Horsham
Township code enforcement requirements, prior to construction of dwellings,
individual lot grading plans (plot plan) shall be submitted to Horsham
Township, for review and approval. Also, upon completion of the dwelling
foundation, a foundation as-constructed plan (confirmation plan) shall
be submitted for review and approval. Individual lot as-constructed
plans (as-constructed plan) shall be submitted upon completion of
dwelling construction and finish grading of the lot, and prior to
occupation of the dwelling.
(15)
All subdivision and land development applicants
shall submit improvement construction plans whenever any site improvement
is planned or required. Such plans shall be part of preliminary plan
submissions for major subdivision and land developments and may be
incorporated on the final plan for minor land development applications,
where required. Improvement construction plans shall consist of plan-profile
drawings of all proposed new streets, all existing streets proposed
to be widened or improved, all easements associated with improvement
construction and all proposed underground construction. Also included
shall be a soil erosion and sedimentation control plan in conformance
with all applicable Pennsylvania Department of Environmental Protection
and U.S. Soil Conservation Service regulations and such additional
drawings, as required, to detail the construction of all proposed
subdivisions and land developments. The Improvements Construction
Plans shall be at any of the following scales:
|
Horizontal
|
Vertical
|
|
20 feet/inch
|
2 feet/inch
|
|
50 feet/inch
|
5 feet/inch
|
|
100 feet/inch
|
10 feet/inch
|
(a)
Horizontal plan (streets). The horizontal plan
shall show details from the horizontal layout including:
[1]
Center line of streets with bearings, distances,
curve data and stations corresponding to the profile; horizontal sight
distances for intersections.
[2]
Right-of-way and curblines with radii at intersection.
[3]
Beginning and end of proposed construction.
[4]
Tie-ins by course and distances to intersection
of all public roads, and to include their names, roadway and right-of-way
widths.
[5]
Location of all proposed property monuments
with reference to them.
[6]
Property lines and ownership of abutting properties.
[7]
Location and size of all drainage structures,
sidewalks, public utilities, lighting standards, and street name signs.
(b)
Horizontal plan (storm drains, sanitary sewers,
and water service):
[1]
Location and size of line with stations corresponding
to the profile.
[2]
Location of manholes, inlets and valves which
shall include size, slope and length of lines and to include the elevation
at the top and invert of each manhole and inlet.
[3]
Property lines and ownership with details of
easements, where required.
[4]
Beginning and end of proposed construction.
[6]
Location of all other drainage facilities and
public utilities in the vicinity of the storm and/or sanitary sewer
and/or water lines.
[7]
Hydraulic design data for all culverts and/or
bridge structures.
(c)
Profile (streets and all cross-country storm
drains and sanitary sewers):
[1]
Profile of existing ground surface along center
line of street and pipe; profiles along cul-de-sac curblines. All
profiles shall show high and low points.
[2]
Proposed center line of street grades with percent
of slope on tangents and elevations at fifty-foot intervals and all
grade intersections.
[3]
Vertical curve data including length, elevations
at the beginning and ending of the vertical curve, elevations at fifty-foot
intervals and minimum sight distance.
[4]
Sight distance information per PennDOT requirements.
(d)
Cross-section (streets):
[1]
Right(s)-of-way and paving width.
[2]
Type, thickness and crown of paving.
[3]
Type and size of curb (if applicable).
[4]
Grading of sidewalk area (if applicable).
[5]
Grading of stormwater swale adjacent to roadway
(if applicable).
[6]
Location, width, type and thickness of sidewalks
(if applicable).
[7]
Typical location of sewer and utilities (with
sizes).
(e)
Profile (storm and sanitary sewers):
[1]
Profile of existing ground surface with top
and invert elevations of manholes and/or inlets.
[2]
Typical location of sewers, storm drains and
utilities with sizes.
[3]
Detail of typical street cross-sections.
[4]
Profile of storm drain or sewer showing type
and size of pipe, grade, cradle, manhole, and inlet locations, and
elevations along flow line at fifty-foot intervals.
(16)
Lighting plan:
(a)
Location of driveways, structures, curb and
sidewalk;
(b)
Layout of all proposed utilities (including
storm sewer);
(c)
Proposed tree planting locations coordinated
with proposed grading and underground utilities maintaining required
horizontal separation distances;
(d)
Location of parking area lighting, driveway
lampposts and streetlight fixtures with radial extent of illumination
in form of isocandle contours in units of footcandles (fc); isocandle
contour lines shall be in increments of 0.50 fc;
(e)
The spacing of light poles/pole foundations
along streets shall be indicated; for all lighting, pole, foundation,
and luminaire types shall be noted;
(f)
Photometry detail indicating coverage area of
proposed luminaire and lumens shall be indicated; and
(g)
Details and appropriate manufacturer's information
of all lighting and accessory equipment to be utilized, including
fixtures, wattage, fixture height, poles, foundations, and conduit.
C. Preliminary plan - additional documentation:
(1) Notices required to prospective purchasers. A statement
describing the manner in which the developer shall advise each prospective
purchaser of a residential lot or unit of the existence and location
of certain conditions impacting on the purchased property within 1,000
feet of any boundary including:
(a)
Location and type of adjacent open space, recreational
facilities, stormwater management facilities and easements, watercourses,
naturalized stormwater basins, municipal wells, wetlands, wetland
transition areas, riparian corridors, telecommunications equipment,
approved traffic improvements, wastewater treatment facilities, floodplains
or other environmentally restrictive areas.
(b)
All utility and drainage easements, and all
deed restrictions and/or restrictive covenants established on the
lot during the subdivision approval process, including environmental
protection areas.
(c)
Any streetlight or fire hydrant assessments
by any municipal entity.
(e)
Potential extension of roadways or cul-de-sacs,
removal of temporary cul-de-sacs or any other information as directed
by the Township
(2) Notice of preliminary plan. Any individual or entity
submitting required plans for any subdivision and/or land development
shall notify all individuals or entities who own real estate within
1,000 feet (of the proposed subdivision and/or land development site,
of such subdivision and/or land development proposal), in writing,
on a form approved by the Township. Such notice shall be made by certified
mail, by the applicant, to each such owner of record, at the expense
of the applicant. Verification of such notification shall also be
submitted to Horsham Township.
D. Preliminary plan - supporting documentation:
(1) A development schedule indicating the approximate
date when construction can be expected to begin and be completed.
(2) A copy of all restrictions, covenants, etc., if any,
under which lots are to be sold.
(3) Traffic. The total number of trips per day and the morning and evening peak hour trips shall be stated in the application. This data shall be provided using the Institute for Transportation Engineers Trip Generation Handbook (latest edition). A traffic impact study shall be provided in accordance with Article
VI of this chapter.
(4) Any impact studies as may be required by this or other
Township ordinances.
(5) Riparian corridor management plan.
(6) Verification of the existence of (or nonexistence
of) historical resources, where suspected.
If an applicant for subdivision and/or land
development has waived the ninety-day review period required by § 508
of the MPC, the applicant must move the application forward toward
approval in a timely fashion. A plan of subdivision and/or land development
shall be deemed withdrawn if there has been no activity thereon for
a period of not less than one year. Activity on a plan shall be defined
to include appearance before the Planning Commission or Township Council,
the preparation of revised plans in response to comments of the Township's
professional staff, and shall also include appearance before the Township
Zoning Hearing Board to obtain necessary zoning relief.
Where wetlands may exist on a parcel of land proposed for development, an on-site investigation shall be conducted by the applicant, at their own expense, to determine if wetlands are present on the site. Wetlands shall be as defined in accordance with the standards specified in the definition of "wetlands," provided in Article
II of this chapter. Wetland boundaries shall be delineated through an on-site assessment that shall be conducted by a professional wetland specialist. A wetlands study shall be submitted with sufficient detail to allow a thorough review by Horsham Township. The study must be approved by the U.S. Army Corps of Engineers and in the event the standard for determination of a wetland accepted by the U.S. Army Corps of Engineers conflicts with that accepted by the Pennsylvania Department of Environmental Protection, or the U.S. Environmental Protection Agency, the more restrictive standard shall be used in delineating wetland areas.
In addition to the other information required by this chapter, the following areas shall be shown on plans submitted to the Township in connection with the first phase of development of a Residential Golf Course Community - Protected Open Space as defined in Chapter
230, Zoning; areas designated for residential use, country club/clubhouse use, and office use; and the layout of private connector streets. In addition, existing structures and improvements shall be shown and a general stormwater management plan for the entire community shall be provided.
Upon completion of all public and/or private
improvements (prior to acceptance or approval of same by the Township
Council in accordance with provisions set forth in this chapter),
the subdivider or developer will furnish the Township with as-built
plans for all utilities, roads, stormwater management facilities and
other public/private improvements as shown on the approved plans.
As-built plans for detention/retention basins and/or underground storage
facilities utilized to control stormwater discharge must be prepared
and submitted to the Township Engineer for review immediately upon
completion of rough grading to verify required stage/storage capacity.
As-built plans for these facilities must be reviewed for compliance
with stormwater management plan, design requirements, prior to any
additional site work. As-built plans shall contain all structure/facility
information required to verify full compliance with the proposed design
depicted on the approved plans. Upon approval of as-built plans, one
full copy of the as-built plan set shall be submitted to Horsham Township
and one full copy to the Township's designated Engineer. In addition,
one copy of the as-built plan set, in digital form, on computer disk,
shall be submitted to Horsham Township.