A. 
Purpose. The purpose of the presubmission sketch plan is to provide the applicant the option to consult informally with the Horsham Township Planning Commission before preparing a preliminary and/or final plan and formal application for approval. The presubmission sketch plan procedure gives the Township the opportunity to provide informal guidance to the applicant at a stage when potential differences can be easily resolved.
B. 
Submission and review procedure.
(1) 
The applicant or his agent shall distribute the required number of prints of the presubmission sketch plan and forms to the Township and all other reviewing agencies.
(2) 
The plan requirements in Subsections C and D below are not mandatory.
C. 
Suggested plan data (minor subdivision). It is suggested but not required that the presubmission sketch plan show the following:
(1) 
Name, address and telephone number of the owner of record and applicant.
(2) 
Names and address of the engineer surveyor, or person responsible for the plan.
(3) 
Zoning requirements, including:
(a) 
Applicable districts and overlays.
(b) 
Maximum density permitted and proposed density.
(c) 
Lot sizes and yard requirements.
(d) 
Any variances or special exceptions granted or needed.
(e) 
Zoning data table identifying required and proposed zoning criteria.
(4) 
Written and graphic scales (including scale of location map).
(5) 
Total acreage of the site (net and gross).
(6) 
Site boundaries.
(7) 
Streets on and adjacent to the site.
(8) 
Structures (and their uses), historical structures, driveways, sewer systems, wells, if known, and any other significant features.
(9) 
Proposed general lot layout
(10) 
Types of buildings proposed.
(11) 
Number of units proposed.
(12) 
All environmental protection areas defined by Chapter 230, Zoning, as amended.
D. 
Suggested plan data (major subdivision or land development). It is suggested that the presubmission sketch plan show:
(1) 
Name of subdivision or land development.
(2) 
Name, address and telephone number of the owner of record and applicant.
(3) 
Name and address of the engineer, surveyor or person responsible for preparing the plan.
(4) 
Zoning requirements, including:
(a) 
Applicable districts and overlays.
(b) 
Site capacity calculations as defined by Chapter 230, Zoning, maximum density permitted, and proposed density.
(c) 
Lot sizes and yard requirements.
(d) 
Required and proposed open space and impervious surface ratios.
(e) 
Any variances or special exceptions granted or needed.
(f) 
Zoning data table identifying required and proposed zoning criteria.
(5) 
Location map showing relation of site to adjoining properties and streets within 1,000 feet. Scale one inch equals 800 feet.
(6) 
North point.
(7) 
Written and graphic scales (including scale of location map).
(8) 
Total acreage of the site (net and gross).
(9) 
Site boundaries.
(10) 
Streets on and adjacent to the site.
(11) 
Buildings (and their uses), driveways, sewer lines, sewer system, wells, storm drains, culverts, bridges, utility easements, quarries, and other significant man-made features within the site.
(12) 
Proposed general street layout.
(13) 
Proposed general lot layout.
(14) 
Types of buildings proposed.
(15) 
Number of units proposed.
(16) 
Open space areas.
(17) 
Recreation areas.
(18) 
All environmental protection areas defined by Chapter 230, Zoning, as amended.
(19) 
Where the tract is to be developed in phases, a complete sketch plan for the entire tract shall be provided.
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.
(g) 
North point.
(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.
(e) 
Buffer yards and widths.
(f) 
Arrangements size and use of buildings and parking areas, including gross leasable building floor area.
(g) 
Open space areas.
(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.
(m) 
Streetlights.
(n) 
Fire hydrants.
(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,[1] 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.
[1]
Editor's Note: See Ch. 190, Stormwater Management.
(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.
[5] 
Location of laterals.
[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.
(d) 
(Reserved)[2]
[2]
Editor's Note: Former Subsection C(1)(d), Airport Crash and Noise Overlay District, was repealed 2-13-2013 by Ord. No. 2013-3.
(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.
[Amended 2-13-2013 by Ord. No. 2013-3; 2-12-2025 by Ord. No. 2025-02]
A. 
General:
(1) 
It is the purpose of this section to provide a simplified procedure by which minor subdivisions, as defined by this chapter, may be submitted and approved.
(2) 
In the event that the proposed subdivision shall require improvements of streets, sanitary sewers, drainage facilities, water mains, culverts, or other municipal improvements, then the provisions of this section on minor subdivisions shall not be applicable and the applicant shall be required to comply with the requirements for preliminary and final subdivision/land development plans.
B. 
Submission and review procedure:
(1) 
The applicant or his agent shall distribute the required number of prints of the final plan of minor subdivision 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 plan and application form and submit a plan receipt to the applicant.
(3) 
The Township shall forward one copy of the properly submitted plan and one copy of the application form to the Planning Commission.
(4) 
The Township Engineer shall, upon receipt of the 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 the reviewing agencies.
(b) 
Determine the 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 plan in a written report that shall be made part of the minutes of the Planning Commission's meeting and referred to the 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 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 plan.
(7) 
If the plan is not approved, the applicant may file a revised plan with the Township following the same submission and review procedures required for the previous 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) 
Conditions. The Township may approve plans subject to conditions which may require the consent of the applicant, in which event, the applicant shall advise the Township Council, prior to the final vote by the Council on the plan, as to whether they accept or reject said conditions.
C. 
Final minor subdivision - plan requirements:
(1) 
Drafting standards. Plans 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 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 features are proposed.
(f) 
The boundary line of the subdivision shall be shown as a solid heavy line.
(g) 
Final plan shall be on sheets 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 record 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 plan, showing 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 professional(s) who participated in preparing the plan, including but not limited to the engineer, surveyor, architect, landscape architect, soil scientist, environmental consultant, or land planner responsible for the plan.
(d) 
Tax parcel numbers and deed book with page numbers of property to be developed, including any deed restrictions to the property.
(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 ordinance under which the plan was submitted.
[4] 
Any variances or special exceptions granted.
[5] 
Actual density, lot sizes, yards, open spaces, and net buildable site area proposed by the plan.
(f) 
Location map showing relation of site to adjoining properties and streets within 1,000 feet. Scale one inch equals 800 feet.
(g) 
North point.
(h) 
Written and graphic scales (including scale of location map).
(i) 
Total acreage of the site (net and gross).
(j) 
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.
(k) 
Location of all existing and proposed property monuments and lot corners.
(l) 
Boundaries of all adjoining properties with tax parcel number and names of landowners.
(m) 
Existing streets on and adjacent to the site with legal and future rights-of-way.
(n) 
Existing structures (and their uses), historic structures, driveways, sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads, 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 Township may require their inclusion.
(o) 
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 facilities are 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 record plan which the soil scientist completing the soil survey is required to attest to the soil types identified on the record plans.
(p) 
Contour lines measured at vertical intervals of two feet, unless otherwise approved. 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.
(q) 
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 in diameter or greater, existing outside of woodlands area.
[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.
(r) 
The location of any overhead and underground utility, power or communication lines shall be shown.
(3) 
Site plan. The proposed layout shall indicate:
(a) 
Layout of the proposed lots indicating the exact dimensions and areas of lots.
(b) 
Proposed use(s), including zoning ordinance designation (i.e., single-family detached, etc.), allowable and proposed density.
(c) 
Existing and proposed sight distances at existing and/or proposed intersections and driveways.
(d) 
Front, rear and side yard building setback lines.
(e) 
Existing/proposed rights-of-way and/or easements for all drainage, utilities or other purposes, defined by metes and bounds.
(f) 
Buffer yards and widths.
(g) 
Sidewalks and pedestrian paths.
(h) 
Monuments and lot corners.
(i) 
Number of units proposed.
(j) 
All environmental protection areas defined in Chapter 230, Zoning, as amended.
(k) 
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.
(l) 
Tax map parcel numbers and names of current owners of immediately adjacent lands.
(4) 
Sewage disposal information and planning modules:
(a) 
Planning modules. As a condition of final approval of minor subdivision, 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 the Horsham Township Planning Commission.
(5) 
Type of water supply and sewage disposal facilities existing/proposed with required isolation distances shown, if applicable.
(6) 
Landscape plan including required screening/buffer yards.
(7) 
The following note shall appear on the record plan: "Sheets 2 through ____, inclusive, on record at Horsham Township, shall be considered a part of the approved final plan as if recorded with same." These shall be listed by sheet number and title on the record plan.
(8) 
Water and sewer plan, showing:
(a) 
Public or community wastewater facilities, if applicable.
(b) 
Public or community water supply facilities, if applicable.
D. 
Final minor subdivision plan - additional documentation:
(1) 
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.
(c) 
Any streetlight or fire hydrant assessments by any municipal entity.
(d) 
(Reserved)
(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 provide a mailing list of 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), on a form approved by the Township.
E. 
Final minor subdivision plan - supporting documentation:
(1) 
A copy of all restrictions, covenants, etc., if any, under which lots are to be sold;
(2) 
Any impact studies as may be required by this or other Township ordinances;
(3) 
Riparian corridor management plan.
F. 
Recording of final plan. The plan shall be prepared and recorded in accordance with the requirements of § 198-20 of this chapter.
A. 
Purpose.
(1) 
The purpose of the final plan is to require formal approval by Township Council before subdivisions and land developments are recorded, as required by this chapter.
(2) 
The final plan shall be submitted in conformance with the conditions imposed and agreed to during the preliminary plan review. The final plan submission shall be prepared to comply with provisions of this chapter, except where variation therefrom may be specifically approved in writing by Township Council pursuant to the requirements of this chapter.
B. 
Submission and review procedure.
(1) 
The applicant or his agent shall distribute the required number of prints of the final 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 final plan and application form and submit a final plan receipt to the applicant.
(3) 
The Township shall forward one copy of the properly submitted final plan and one copy of the application form to the Planning Commission.
(4) 
The Township Engineer shall, upon receipt of the final 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 the reviewing agencies.
(b) 
Determine the final plan meets the objectives and requirements of the Horsham Township Comprehensive Plan; Chapter 230, Zoning; this chapter; and other ordinances.
(c) 
Discuss the submission with the applicant.
(d) 
Recommend revisions so that the plan will conform to Township ordinances.
(e) 
Recommend approval or disapproval of the final plan in a written report, which shall be made part of the minutes of the Planning Commission's meeting and referred to the 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 final plan meets the objectives and requirements of the Horsham Township Comprehensive Plan; Chapter 230, Zoning; this chapter; and other ordinances, and any conditions set by the Township and agreed to by the applicant by the preliminary plan approval.
(c) 
Review the application at a public meeting.
(d) 
Determine whether the plan is in conformity with the Township's Sewage Facilities Plan.
(e) 
Determine that all necessary permits and approvals from agencies with jurisdiction have been received.
(f) 
Approve or disapprove the final plan.
(7) 
If the final plan is not approved, the applicant may file a revised final plan with the clerk following the same submission and review procedures required for the previous final 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.
C. 
Final plan requirements.
(1) 
The drafting standards, existing features plan, site plan, and improvement construction plan requirements for the preliminary plan application, as outlined in § 198-18 of this chapter, shall be followed and submitted for all final major subdivision or land development applications and plans.
(2) 
All permits and approvals necessary to be granted by other agencies with jurisdiction for the completion of the subdivision or land development shall be submitted with the final plans; or, if no permits are necessary, documentation from the permitting agencies indicating that no permits are required shall be submitted.
D. 
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.
E. 
Acknowledgments.
(1) 
All offers of dedication and covenants governing the reservation and maintenance of undedicated open space must be approved by the Township Solicitor.
(2) 
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 title to the land to be subdivided.
(3) 
Ownership and maintenance agreement, as approved by the Township Solicitor, for any street not offered for dedication.
F. 
Recording of final plan.
(1) 
Requirement to record. Following the action of the Township Council or of the court on appeal in approving any subdivision or land development plan, an approved duplicate copy of such plan shall within 90 days of the date of approval be recorded by the owner at the owner's expense in the office of the Recorder of Deeds of Montgomery County. The applicant shall notify the Township Council in writing of the date of such recording and the plan book and page wherein such subdivision or land development is recorded. If the plan is not recorded within the ninety-day period, the approval shall lapse and become void. No linen or Mylar plan shall be recorded until a development agreement between the applicant and the Township has been executed. Upon recording of the plan, one recorded linen/Mylar plan copy shall be submitted to Horsham Township and one recorded paper plan copy shall be submitted to the Montgomery County Planning Commission.
(2) 
Effect of recording.
(a) 
After a subdivision or land development has been duly recorded, the streets, parks, and other public improvements shown thereon shall be considered to be a part of the Official Map of the Township.
(b) 
Street, 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 the plan or the owner may note on the plan that such improvements have not been offered for dedication to the Township.
(c) 
Every street, park, or other improvement shown on a subdivision or land development plan that is recorded, as provided herein, shall be deemed to be a private street, park, or improvement until such time as the same has been offered for dedication to the Township and accepted by resolution, and recorded in the office of Clerk of Courts of Montgomery County, or until it has been condemned for use as a public street, park, or improvement.
(3) 
Record plan.
(a) 
The record plan shall be a clear and legible blue or black line print on white opaque linen or Mylar 24 inches by 36 inches or any other approved by Horsham Township. The record plan shall be an exact copy of the approved final plan on a sheet size required for final plans. Two opaque linens or Mylars and three paper prints, as well as one copy of the plan in digital form (on computer disk), shall be required as the record plan submission plus three complete sets of construction plans containing all sheets signed and sealed by the property owners and the professionals contributing to the preparation of the plan. All plans to be recorded shall be directly signed in black ink. Such signatures shall include the following: the owner or owners of the land (or the president and secretary of a corporation, if owned by a corporation), Notary Public, licensed engineer and/or surveyor who prepared the plan, Montgomery County Planning Commission, the Planning Commission of Horsham Township, appointed Horsham Township Engineer, and the Horsham Township Council.
(b) 
The following information shall appear on the record plan, in addition to the information required for the final plan submission. Where seals are required, all plans shall have the original seal and signature.
[1] 
The impressed seal of the licensed engineer, architect, landscape architect, and/or surveyor who prepared the plan. In addition, as applicable, one or both of the following signature affidavits also shall appear on the record plan:
"Professional Engineer's Certification:
I, ______________________________ P.E., a registered
                    (PRINT NAME)
professional engineer in the Commonwealth of Pennsylvania, Engineer No. __________, do hereby certify to the best of my knowledge, information and belief, that the information contained in the accompanying plans, specifications and reports, has been prepared in accordance with accepted engineering practice, is true and correct, and is in conformance with the Zoning and Subdivision and Land Development Ordinances, as amended; all such subdivision and land development waivers and zoning variances granted, as listed on the record plan requirements; and building, water, sewer, and all other applicable ordinances and regulations of Horsham Township, as last amended.
(Signature of Registered Professional Engineer)"
[AND/OR]
"Professional Land Surveyor's Certification:
I, ______________________________P.L.S., a registered
(Print Name)
professional land surveyor licensed in the Commonwealth of Pennsylvania, Surveyor No. __________, do hereby certify that to the best of my knowledge, the existing features, topography, and metes and bounds shown on this plan are in accordance with the minimum standards of practice for professional land surveyors in the Commonwealth of Pennsylvania as adopted by the Pennsylvania Society of Land Surveyors in July of 1996 (or as subsequently adopted), a field survey was performed under my immediate supervision on __________,_____, and all monuments and/or lot pins shown, exist as indicated or shall be placed as shown, and that all dimensional and geodetic details are correct.
(Signature of Registered Professional Land Surveyor)"
[2] 
The impressed corporation seal, if the subdivider is a corporation.
[3] 
The impressed seal of a Notary Public acknowledging owner's statement of intent. Specifically:
"State of Pennsylvania,
County of Montgomery
On the __________ day of __________, __________, before me the subscriber, a notary public of the Commonwealth of Pennsylvania residing in __________, personally appeared __________, who acknowledged this plan to be the official plan of the highways and property shown thereon situated in Horsham Township, Montgomery County, Pennsylvania, and desired that this plan be recorded according to law.
Witness my hand and notaries seal the day and year aforesaid.
(Notary Public)
My commission expires __________, __________."
[4] 
A statement that the applicant is the owner of the land proposed to be subdivided and that the subdivisions shown on the final plan are made with his or their free consent and that it is desired to record the same. The above statement shall be presented in the following descriptive wording (or alternative wording acceptable to the Township Solicitor):
"Certification of True Ownership:
(I, We),
[Owner(s)]
of the _________________________ do (name of subdivision/land development plan) hereby certify that the title of the property is in the name of _________________________, as recorded in Deed Book Vol. __________, Page __________, Recorder of Deeds Office.
(Owner)"
[AND WHEN ANY PUBLIC DEDICATION IS PROPOSED, THE FOLLOWING AFFIDAVIT SHALL BE USED:]
"Owner's Certification of Intent:
Know All Men by These Presents, that (I, we) _________________________ being residents of _________________________, Commonwealth of Pennsylvania, for (myself, ourselves), (my, our) successors and assigns, do hereby adopt this as (my, our) plan of lots (or land development plan) of (my, our) property, situate in Horsham Township, County of Montgomery, Commonwealth of Pennsylvania and for divers advantages accruing to (me, us), do hereby dedicate forever (or offer to dedicate forever), for public use for highway purposes, all drives, roads, streets, lanes and ways and other public highways shown upon the plan, with the same force and effect as if the same had been opened through legal proceedings and in consideration of the approval of said plan by Horsham Township and any future acceptance of said public highways by Township of Horsham (I, we) hereby covenant and agree to and by these presents do hereby release and forever discharge Horsham Township, their successors, and assigns, from any liability for damages arising and to arise from the appropriation of said ground for public highways and the physical grading thereof to any grades that may be established and any slopes required for the support and maintenance thereof according to such established grades. The dedication and release shall be binding upon _________________________, (my, our)
(Name)
heirs, executors, administrators and assigns and purchases of lots in this plan."
[WITH EITHER OF THE ABOVE SIGNATURE AFFIDAVITS, THE FOLLOWING AFFIDAVIT SHALL ALSO BE PROVIDED:]
"IN WITNESS WHEREOF, the said corporation has caused its corporate seal to be affixed by the hand of its President and same to be attested by its secretary, this __________ day of __________, A.D. __________.
(Name of Corporation)
Attest:
(Secretary)
(Signature - President)"
[5] 
The signature of the Township Engineer.
"Review by the Township Engineer, Horsham Township:
This subdivision (land development) plan was reviewed by _________________________, P.E., the appointed Township Engineer for Horsham Township on this __________ day of __________, __________.
_________________________ P.E.
(Township Engineer)"
[6] 
The signature of the Executive Director of the Montgomery County Planning Commission. The plan shall indicate that it has been reviewed by the Montgomery County Planning Commission, in accordance with the Pennsylvania Municipalities Planning Code, Act 247, as amended, and shall include the following notation in addition to a two-inch-by-four-inch open, bordered space:
"Montgomery County Planning Commission
MCPC No._________________________
Processed and reviewed. Report prepared by the Montgomery County Planning Commission in accordance with the Municipalities Planning Code.
Certified this date_________________________,__________.
(Signature — Executive Director, Montgomery County Planning Commission)"
[7] 
The signatures of the Council members of Horsham Township. The required signature affidavit shall include the following notation:
"Approval of the Township Council of Horsham Township:
This subdivision (land development) plan was approved by resolution of the Horsham Township Council this __________ day of _________, __________.
Attest:
(Secretary)
(President)
[8] 
Signature of the Horsham Township Planning Commission. The required signature affidavit shall include the following notation:
"Approval of the Horsham Township Planning Commission:
This subdivision (land development) plan was approved by the Horsham Township Planning Commission on this __________ day of __________, _________.
Attest:
(Secretary)
(Chairman)"
[9] 
Recorder of Deeds.
"Recorder of Deeds - Montgomery County:
Recorded this _________ day of _________________________, _________, in the office for the recording of deeds, etc., in and for the County of Montgomery in Norristown, Pennsylvania in Plan Book No. _________, page _________.
(Recorder)
(c) 
The following additional signature affidavits and statements shall be required on the final/record plan, where applicable:
[1] 
"The detention basins (as shown on the plan) are permanent facilities and shall not be modified or removed unless prior approval is granted by Horsham Township. The individual lot owner or owners, his/their successor or assigns shall be responsible for the perpetual maintenance of all grades and elevations of such facilities, and shall do nothing to alter or damage same or other basin structures and devices. These responsibilities shall include routine lawn care, removal of ordinary innocuous debris that may obstruct the proper operation of the basins, and maintenance of the structural integrity and repair of all outlet pipes, wall structures, and other permanent structural devices. Horsham Township shall have perpetual easements on and over the areas of the detention basins for the purpose of emergency maintenance and repair of said permanent facilities. The aforesaid responsibilities of the individual lot owners shall be subject to enforcement by Horsham Township. In the event that the owner fails to honor the responsibility set forth herein, in any manner, Horsham Township shall have the right of entry upon and within the area of the basins to undertake such corrective or maintenance efforts. The cost of such, as well as administrative, engineering, and legal costs for enforcement, may be imposed upon the responsible lot owners, as determined and assessed by Horsham Township. Failure to remedy all associated costs described, may be subject of the imposition of a lien by the Township against the lot or lots in question, in the same manner as the Township might otherwise be empowered by law to assess or oppose a lien against a property for municipal improvements."
[2] 
"Open space land shall not be separately sold, nor shall such land be further developed or subdivided, or used in a manner inconsistent with the open space definition contained within this chapter without the written the written consent of the Horsham Township Council."
[3] 
On all applications where improvement construction plans are required, the following note shall appear on the record plan: "Sheets 2 through _____, inclusive, on record at Horsham Township, shall be considered a part of the approved final plan as if recorded with same." These shall be listed by sheet number and title on the record plan.
[4] 
Wetlands certifications.
[a] 
Where wetlands have been shown on the plans or where the applicant or their consultants have delineated soils, the following certification shall appear on the plans (including the record plan):
"Soil types and/or wetlands were mapped by_________________________ on_________________________, __________ and (I, we) certify as to their existence and location shown on this plan.
Signature_________________________ Date _________."
[b] 
If, after examination of the site by a wetlands specialist, it is determined that wetlands are not located on site, the following certification shall appear on the record plan:
"(I/We)_________________________ hereby certify that no wetlands exist on this site.
Signature _________________________ Date _________."
[5] 
Waiver of responsibility.
"Township Waiver of Responsibility:
Horsham Township hereby gives public notice that in approving this plan for recording purposes only, the Township assumes no obligations, legal or otherwise, express or implied, either to accept said streets as Township streets or roads or grade, pave and curb the streets in said plan, or to construct sewers therein or to install any other such service ordinarily installed in Township streets or roads.
(Seal)
(President - Township Council)
Attest:
                                       (Secretary)"
G. 
Restrictions against further subdivision:
(1) 
Any property within Horsham Township that is subject to a restriction against further subdivision or development, whether by notation on a subdivision plan and/or restriction in a deed, shall not be further subdivided or developed, regardless of an intervening zoning change.
(2) 
Where open space is designated on a subdivision plan or is restricted from further subdivision and/or development by a restriction in a deed and/or by a note on a subdivision plan, the open space shall not be further subdivided or developed, regardless of an intervening zoning change.
A. 
Purpose. The purpose of the minor land development application is to provide an expeditious means of land development approval for small land developments.
B. 
Applicability. Minor land development applications consisting of the expansion of an existing building and/or the expansion of an existing pavement area. Certain provisions of, and strict compliance with, this chapter can be waived by Township Council, to permit a minor land development application, provided it can be demonstrated by the applicant that proposed expansion as noted above, will not require improvement to existing site facilities in order to satisfy the minimum requirements of Chapter 230, Zoning, and this chapter.
C. 
Submission and review procedure. The applicant or his agent shall distribute the required number of prints of the minor land development Plan, accompanying reports/studies, and application form to the Township and all other reviewing agencies.
(1) 
As a minimum, 12 sets of final plans shall be submitted to the Township for distribution as follows:
(a) 
Horsham Township Zoning Officer: one copy.
(b) 
Horsham Township Council: one copy.
(c) 
Horsham Township Planning Commission: one copy.
(d) 
Horsham Township Solicitor: one copy.
(e) 
Horsham Township Manager: one copy.
(f) 
Horsham Township Engineer: one copy.
(g) 
Horsham Township Fire Marshal/Building Inspector: one copy.
(h) 
Horsham Township Planning Consultant: one copy.
(i) 
Horsham Township Landscape Architect: one copy.
(j) 
Horsham Water and Sewer Authority: one copy.
(k) 
Horsham Water Authority: one copy.
(l) 
Horsham Township Environmental Advisory Board: one copy.
(2) 
One additional set of plans shall be submitted to the Horsham Historical and Preservation Association if a historic resource exists on the property.
D. 
The applicant or his agent shall distribute the required number of prints of the minor land development 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. The required filing fee, escrow and the above noted data required by the Township shall be submitted to the Township at time of application for minor land development.
E. 
The applicant, subject to the application, shall sign such application for a waiver and minor land development. The Township shall review the submission against a checklist for completeness and shall accept the plan and application form and submit a plan receipt to the applicant.
F. 
The Township shall forward one copy of the properly submitted plan and one copy of the application form to the Planning Commission. The Township Planning Commission shall:
(1) 
Review all applicable reports from the reviewing agencies.
(2) 
Determine the plan meets the objectives and requirements of the Horsham Township Comprehensive Plan; Chapter 230, Zoning; this chapter; and other ordinances.
(3) 
Recommend revisions so that the plan will conform to Township ordinances.
(4) 
Recommend approval or disapproval of the plan in a written report that shall be made part of the minutes of the Planning Commission's meetings and referred to the Township Council.
G. 
The Township Engineer shall:
(1) 
Review the applicant's submission.
(2) 
Prepare a report for the Township Planning Commission and Township Council.
H. 
The Horsham Township Council shall:
(1) 
Review the report of the Township Planning Commission, Township Engineer and all other applicable reviewing agencies.
(2) 
Determine whether the plan meets the objectives and requirements of the Horsham Township Comprehensive Plan; Chapter 230, Zoning; this chapter; and other ordinances.
(3) 
Review the application at a public meeting.
(4) 
Approve or disapprove the plan.
I. 
Within five weeks of the formal filing of the plan and request for waiver as noted in Subsection B above, the Planning Commission, Solicitor, Engineer, Zoning Officer, Fire Marshal, and Landscape Architect, and any other applicable Township reviewing agency, shall determine if the application complies with the requirements for a minor land development and shall advise the Township Council if the applicant's request for waiver of certain subdivision and land development regulations to permit a minor land development application, is in accordance with the intent of this application type as stated in Article IV, § 198-11B, of this chapter.
J. 
At the next regularly scheduled Township Council Meeting after the receipt of all recommendations pursuant to Subsection H above, Township Council shall determine the acceptability of the applicant's submission and request for a waiver. If approved, no further action shall be required by the applicant, except for verification of compliance with any plan approval conditions established by Council at that time. If rejected by decision of the Township Council, the applicant shall be required to prepare and submit documents for the development in accordance with the requirements and procedures as set forth in this chapter, Articles IV and V, for preliminary subdivision and/or land development.
K. 
The applicant shall submit such detailed plans and accompanying reports/studies as are necessary to prove to Horsham Township that a waiver of the strict compliance with the subdivision and land development regulations is reasonable and advisable. As an application guideline, the applicant shall refer to Article V, § 198-20, entitled "Final major subdivision or land development plan submission and review," of this chapter.
L. 
Once a tract of land has received an approval for a minor land development, the same tract, or any portion thereof, shall not be approved thereafter for a minor land development, but shall be subject to all of the provisions and requirements of this chapter.
M. 
If Horsham Township shall fail to render a decision within the specified time frame, on the minor land development application, then and in that event, failure of Horsham Township to take action shall be deemed denial of the plan. Thereafter, the applicant shall file a new application and conform to all of the provisions and requirements of this chapter. The time period for review of a subsequently submitted land development plan (if submitted), as specified in the Pennsylvania Municipalities Planning Code, shall begin at the time of formal land development plan submittal and application with Horsham Township.
N. 
The Township may approve plans subject to conditions that may require the consent of the applicant in which event the applicant shall advise the Township Council prior to the final vote by the Council on the plan as to whether he accepts or rejects said conditions.
O. 
Recording of the final (minor land development) plan. If approved by the Township Council, the minor land development plan shall be prepared and recorded in accordance with the requirements of Article V, § 198-20F, of this chapter.
If an applicant for subdivision and/or land development has waived the ninety-day review period required by § 508 of the MPC,[1] 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.
[1]
Editor's Note: See 53 P.S. § 10508.
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.