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.
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.
(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.
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.
(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.
(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.
(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.
(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.
(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.
(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.
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.
(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.
(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.
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.
(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 final minor subdivision plan. Any individual
or entity submitting required plans for any minor subdivision shall
notify all individuals or entities who own real estate within 1,000
feet (of the proposed subdivision site, of such subdivision 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.
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.
(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.
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.
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.