[Amended 7-13-2020 by Ord. No. 2020-01]
The procedures set forth in this article shall
be followed by all applicants proposing land development in Upper
Gwynedd Township.
[Amended 7-13-2020 by Ord. No. 2020-01]
A.
Drafting standards.
(1)
The plan shall be clearly and legibly drawn to a scale
not in excess of one inch equals 50 feet, except, if the parcel being
subdivided is five acres or larger, the plan may be drawn to a scale
not in excess of one inch equals 100 feet.
(2)
Contour lines shall be at vertical intervals of two
feet. Where reasonably practicable, data shall refer to known, established
elevations or to the United States Geological Survey datum. One hundred
feet shall be the largest horizontal distance between intervals.
(3)
The sheet or sheets shall be one of the following
sizes: 15 inches by 18 inches, 18 inches by 30 inches, 24 inches by
36 inches or 30 inches by 42 inches.
(4)
If more than one sheet is necessary, each sheet shall
be the same size and shall be consecutively numbered to show its relation
to the total number of sheets comprising the plan, i.e., Sheet No.
1 of five sheets, etc. A key map shall be provided to show the relationship
of all sheets together.
B.
Location and identification. Each plan shall provide:
(1)
The name of the subdivision or land development and
the name of the municipality (municipalities) within which the subdivision
is proposed.
(2)
The total tract boundaries of the property being subdivided,
showing bearings and distances.
(3)
A statement of total tract size.
(4)
The name and address of the owner(s) and, if applicable,
the name and address of the agent. Some proof showing the agent's
relationship to the owner shall also be submitted with the plan.
(5)
A key map, for the purpose of locating the property
being subdivided, drawn at a scale not smaller than one inch equals
1,000 feet, all showing streets, stream roads, municipal boundaries
and recorded subdivision plans existing within 2,000 feet of any part
of the property.
(6)
The name, address, professional seal and signature
of the registered engineer, surveyor or other qualified person who
developed the plan.
(7)
The original date of preparation and revision of the
plan; the scale, written and graphic; a North point.
(8)
The layout and dimensions of all lots, showing gross
and net lot area of each in square feet and/or acres, as applicable.
(9)
A legend sufficient to clearly differentiate between
existing and proposed conditions.
(10)
The plan shall include a note setting forth
the present land use and the zoning requirements, including the applicable
lot size and yard requirements.[1] The plan also shall show the requirements of any other
Township ordinance, if any, on both the land to be subdivided and
the adjacent land.
(11)
Tax map, block and lot numbers within the proposed
subdivision tract, where recorded, and the zoning district or districts
within which the proposed subdivision is located.
C.
Existing and proposed features.
(1)
For a distance of 100 feet outside the boundary of
the tract being subdivided or developed, the plan shall show the following
information:
(a)
Property lines, present land use, zoning district
and current owners.
(b)
The location, names and width (both cartway
and right-of-way) of existing and proposed roads.
(c)
The location and size of existing and proposed
sanitary sewers, manholes, storm sewers, inlets, culverts, bridges,
waterlines, fire hydrants or other man-made features and all transmission
lines and utility easements.
(e)
Areas subject to covenants, deed restrictions
or easements.
(2)
Within the tract to be subdivided or developed, the plan shall show all the information required in § 168-6C(1), plus the following:
(a)
The location, nature and use of all structure(s)
located on the land, including the structures to be demolished as
well as those to be retained and/or preserved.
(b)
The location, names and dimensions of existing
and proposed roads, including paving widths, curblines, rights-of-way,
curbline radii at intersections and road location tie-ins by courses
and distances to the nearest road intersection.
(c)
Areas subject to deed restrictions or easements.
(d)
The plan shall reference any land to be dedicated
or reserved for future road widening or other public or common use.
(e)
The location and boundary of all soil types.
(f)
Building setback lines (front yard lines) and
side and rear yard lines on all proposed lots with distances from
the right-of-way line.
(g)
The total building coverage and the area of
the total tract devoted to each use or group of uses.
(h)
The locations of accessory structures and facilities.
(i)
A tentative sketch of future road and lot layout
for remaining land not proposed for subdivision or development.
(j)
Other information deemed necessary by the Township.
A.
Tentative sketch plan. Applicants may submit tentative
sketch plans for subdivisions and/or land developments.
(1)
Tentative sketch plans should be presented to the
Township Planning Commission for informal discussion at a regularly
scheduled Planning Commission meeting.
(2)
The purpose of a tentative sketch plan submission
is to provide informal advice and guidance to an applicant prior to
preparation of preliminary plans, and therefore, it does not constitute
a formal plan submission and is not subject to a time limit.
(3)
The Township Planning Commission may make nonbinding
suggestions and recommendations to the applicant during the meeting
at which the plan is discussed. These need not be presented in writing
to the applicant; however, they should be summarized in the minutes
of the Township Planning Commission for reference.
(4)
If a proposal is large or complex, the Township Planning
Commission may defer completing its comments and recommendations until
it has consulted its technical advisors. However, the Planning Commission
will try to expedite this informal review process.
B.
A preliminary plan, as described in § 168-10, is required for all applicable subdivisions and land developments proposed within the Township.
C.
A final plan, as described in § 168-11, is required for all applicable subdivisions and land developments proposed within the Township.
D.
A land development plan, as described in § 168-12, is required for all applicable land developments proposed within the Township. A land development plan may be required in conjunction with a subdivision plan or in lieu of a subdivision plan when review of a plan on a lot-by-lot basis would not be applicable.
E.
As-built plan. Where public improvements are involved,
the subdivider or developer shall be required to submit an as-built
plan of the subdivision, certified as correct by a registered professional
engineer or a certified land surveyor, prior to dedication of the
public improvements and release from the performance bond or its equivalent
and the subdivision or land development agreement. Such plan shall
show:
It is the purpose of this section to provide for simplified plan submission and processing requirements by which minor subdivisions may be submitted and approved. Plans submitted under the provisions of this section must meet the following criteria, conform to the established standards and provide the required information as described in § 168-6.
A.
Criteria for minor subdivisions. A minor subdivision
is a subdivision of a tract of land that:
(1)
Contains two lots or fewer.
(2)
Has not been part of a subdivision submitted within
the past five years.
(3)
Presently fronts on a physically improved street that
is legally open to the public.
(4)
Will not involve the construction of any new street
or road, the extension of municipal facilities or the creation of
any other public improvements.
B.
Plan submission. Minor subdivision plans shall be submitted in accordance with the plan processing procedures identified in § 168-13.
C.
Plan approval. Plan approval shall be obtained through the procedure identified in § 168-13. The plan shall become a final plan when the following certifications are obtained:
(1)
The signature and seal of the registered surveyor
certifying that the plan represents a survey made by him, that the
monuments shown thereon exist as located and that the dimensional
and geodetic details are correct.
(2)
The signature of the owner or agent certifying his
adoption of the plan and changes thereto.
(3)
Certification by the Zoning Hearing Board that any
required special exceptions and variances have been granted.
(4)
The signature of the Township Board of Commissioners
certifying approval of the plan.
Sketch plans shall be drawn legibly to scale
but not necessarily showing precise dimensions and shall show the
following information:
A.
The name of the subdivision or land development and
the name of the municipality.
B.
A location plan showing the subject tract and the
surrounding road network, including a key map.
C.
The name and address of the owner, agent, engineer,
surveyor and architect, as applicable.
D.
The tract boundary and location by deed plotting.
E.
A North point and scale.
F.
The existing and proposed road and lot (or structure)
layout.
G.
Significant topographical and physical features, such
as soils, floodplains, steep slopes (over 15%), woodlands and existing
structures.
H.
Proposals for control of drainage runoff.
I.
Proposals for community facilities.
A preliminary plan shall be submitted for all proposed subdivisions and for all applicable land developments. Applicants submitting a preliminary plan shall conform to the standards and provide the required information as described in § 168-6 as well as the following:
A.
Proposed development. Within the subject tract to
be subdivided or developed and up to a distance of 100 feet outside
the tract, the plan shall show:
(1)
The location and width of all streets and rights-of-way,
with a statement of any conditions governing their use, suggested
street names and utility easement locations.
(2)
Building setback lines along each street.
(3)
Lot lines, with approximate dimensions.
(4)
A statement of the intended use of all nonresidential
lots and parcels.
(5)
Lot numbers and a statement of the total number of
lots, parcels, dwelling units and density.
(6)
Water, sanitary sewer and storm sewer lines (and other
drainage facilities), with the size and material of each indicated,
and any proposed connections with existing facilities.
(7)
A tentative grading plan of proposed roads to an existing
road at a point 100 feet beyond the boundaries of the tract.
(8)
A tentative grading plan around all proposed structures
and improvements.
(9)
The location and size of open recreation areas.
(10)
A tentative cross section and center-line profile
for each proposed or widened cartway shown on the preliminary plan,
including the profile for proposed sanitary sewers and storm drains,
showing manholes, inlets and catch basins.
(11)
A preliminary design of any bridges, culverts
or other structures and appurtenances which may be required.
(12)
Parks, playgrounds and other areas dedicated
or reserved for public or common use, with any conditions governing
such use.
(13)
Copies of the proposed deed restrictions and
protective and restrictive covenants, referenced to the preliminary
plan map.
B.
Where the subdivision or land development lies partially
or completely in a floodplain or where the subdivision or land development
borders on a floodplain, the plan shall include detailed information
identifying the following:
(1)
The location and elevation of existing and proposed
roads, water supply and sanitary facilities, building sites, structures,
soil types and proposed floodproofing measures.
An applicant submitting a final plan shall conform
to the following standards:
A.
Record plan (final subdivision plan).
(1)
Drafting standards. The same standards shall be required
for a record plan as for a preliminary plan and, in addition, for
recording purposes, all lettering and lines shall be drawn so as to
still be legible should the plan be reduced to half size.
(2)
Information to be shown. The plan, which shall include
all portions of an approved preliminary plan, shall also show:
(a)
Courses and distances sufficient for the legal
description of all the lines shown on the plan. The error of closure
shall not be greater than one part in 10,000.
(b)
The location, material and size of all boundary
lines shall be indicated, along with the total area of property being
subdivided.
(c)
Descriptive data of the required right-of-way
lines and easements so that deeds may be drawn to the appropriate
authority for the dedication of roads and easements by the subdivider,
developer or builder.
(d)
The names or proposed names of streets.
(e)
Block and lot numbers and a statement of the
total number of lots, and the proposed building setbacks for each
lot.
(f)
The location and size of all easements where
provided for or owned by public utility companies and limitations
on such easements. Easements should be located in cooperation with
the appropriate public utilities.
(g)
Such private deed restrictions as may be imposed
upon the property as a condition to sale, together with a statement
of any restrictions previously imposed which may affect the title
to the land being subdivided.
(h)
A statement of the intended use of all nonresidential
lots or parcels, with reference to restrictions of any type which
exist or will exist as covenants in the deed for the lots or parcels
contained in the subdivision and, if covenants are recorded, including
the book and page number of the Montgomery County Recorder of Deeds.
(i)
Evidence shall be provided that the plans are in conformance with Chapter 195, Zoning, and other applicable Township ordinances and regulations. In any instance where such plans do not conform, a notation on the plan shall identify the special exceptions or variances that have been officially authorized.
(j)
Certificates. When approved, the record plan
must show:
[1]
The signature of the registered surveyor certifying
that the plan represents a survey made by him, that the monuments
shown thereon exist as located, and that the dimensional and geodetic
details are correct.
[2]
The signature of the owner or agent, certifying
his adoption of the plan. If an agent is signing a plan on behalf
of property owners, his authority to do so shall be filed on record
with the Township and the Montgomery County Recorder of Deeds' office.
[3]
The signature of the Township Board of Commissioners.
B.
Supportive documents.
(1)
The final plan shall be accompanied by improvement
construction plans containing sufficient information to provide working
plans for the construction of proposed roads or any portion thereof,
including all appurtenances, sewers and utilities, as shown on the
approved preliminary plan. Said information shall include:
(a)
The location, size and invert elevation of all
sanitary sewer, water distribution and storm drainage systems and
the location of all manholes, fire hydrants, inlets and culverts.
(b)
Final profiles, typical sections and specifications
for proposed streets, sanitary sewers, water distribution systems
and storm drainage systems, each shown on one or more separate sheets.
(c)
A contour grading plan and a plan for minimizing erosion and sedimentation in accordance with erosion and sediment control standards as set forth in § 168-25.
(d)
The beginning and end of each stage of construction,
as applicable.
(e)
The location, type and species of plantings
in landscaped areas.
(f)
A streetlighting plan, where required.
(2)
In addition to the above, final plans shall be accompanied
by the following:
(a)
A completed and executed copy of the subdivision
improvements agreement.
(b)
A performance guaranty for all required public
improvements, as estimated by the Township Engineer, in a form and
with surety approved by the Township Solicitor, guaranteeing the construction
and installation of all such improvements within a stated period,
which shall not be longer than one year from the date of final subdivision
approval. Where the final plan is submitted in stages or sections,
the amount of the guaranty may also be provided in stages, if acceptable
to the Township Board of Commissioners.
(c)
A maintenance guaranty, in an amount of 15%
of the Township Engineer's estimate of the cost of all required improvements,
guaranteeing that the developer shall maintain all such improvements
in good condition for a period of 18 months after completion of construction
and acceptance of all such improvements by the Township Board of Commissioners.
Sufficient funds shall be escrowed to pay the cost of required inspections
as estimated by the Township Engineer.
[Amended 9-23-2002 by Ord. No. 2002-8]
C.
In the case of a subdivision or land development proposed
to be developed in stages or sections over a period of years, final
plan requirements shall apply only to the stage or section for which
final approval is being sought. However, the final plan presented
for the stage or section must be considered as it relates to information
presented for the entire subdivision or land development in the application
for preliminary approval.
Applicants submitting a land development plan shall be required to show the following in addition to the information required in § 168-10:
A.
The zoning classification and applicable requirements
with which compliance is necessary for granting final approval.
B.
Man-made features for the use of two or more prospective
occupants.
C.
The lot size, floor area and/or gross leasable area,
as applicable.
D.
The density.
E.
All roads, parking facilities and pedestrianways,
including the total number of parking spaces.
F.
The areas of common open space or facilities.
G.
A conceptual site utilization layout, defining the
general location of proposed uses and activities.
H.
Specifications for required improvements and changes
to be effected upon the existing terrain or existing structures thereon.
I.
Other information deemed necessary by the Township.
The following plan processing procedures shall
be followed by all applicants for approval of a subdivision or land
development plan:
A.
All plans filed for approval shall be submitted in
the following order:
(1)
Tentative sketch plan (optional).
(2)
Preliminary plan.
(3)
Final plan: record plan with supplemental plans and documents. The final plan may be submitted in sections or stages, each covering a reasonable portion of the entire proposed subdivision as shown on the reviewed preliminary plan, in accordance with regulations as set forth in § 168-11C. In the case of a final subdivision or land development plan which is to be submitted in sections or stages over a period of years, the time between submission of applications for final approval of each stage or section shall be no greater than 12 months, and upon formal request from the owner/developer, the Commissioners may approve an extension of time to this limit.
B.
Each plan, whether tentative, preliminary or final,
shall be filed one at a time; no subsequent plan shall be filed until
a decision on the preceding plan has been reached.
C.
Formal applications for subdivision or land development
shall be received by the Township Secretary at the Township Municipal
Building at any time during regular working hours.
D.
The Township Secretary shall note the date received
on each Township plan approval application form.
E.
Formal applications of all plans shall consist of
the following:
(1)
A Township plan approval application form.
(2)
Not less than 12 copies of each plan and supplemental
documents.
(3)
Copies of all necessary applications for permits from
those government agencies from which approval is required by federal
or state law.
(4)
The Township filing fee.
(5)
The Montgomery County Planning Commission Act 247
review fee.
(6)
Certification that any previously required variances
and/or special exceptions have been obtained from the Zoning Hearing
Board shall be required prior to approval by the Board of Commissioners.
F.
Review of plan.
(1)
Upon receipt, the Township Secretary shall forward
the necessary copies of the plan, along with appropriate fee and review
request form, to the Montgomery County Planning Commission. The Secretary
shall retain one copy and shall distribute copies as follows:
(2)
Review and recommendations by the Township Engineer,
Township Solicitor and Township Authority shall be forwarded to the
Township Planning Commission within 15 business days from the date
specified on the approval application form.
G.
The applicant or his agent shall appear in person
at the time the Township Planning Commission reviews the plan.
H.
If during the review of the Township Planning Commission
it is determined that a variance and/or special exception is necessary,
then the applicant shall apply to the Zoning Hearing Board for such.
I.
The Township Planning Commission shall recommend to
the Board of Commissioners, in writing, the reasons for disapproval,
approval or conditional approval.
J.
The Board of Commissioners shall act on the plan within
90 days after the date of the next regular meeting of the Township
Planning Commission following the date the application is submitted
to the Township Secretary. If, however, the next regular meeting of
the Township Planning Commission occurs more than 30 days following
the submittal of the application, said ninety-day period shall be
measured from the 30th day following the date the application was
submitted.
K.
When deemed appropriate, the Township may request
the applicant to agree, in writing, to an extension of the time period
prescribed (such as, but not limited to, time required to secure a
variance or special exception or to resolve a design problem, etc.).
L.
If the Board of Commissioners disapproves the plan, the Township Secretary shall notify the applicant, in writing, describe the requirements which have not been met and shall cite the provisions of state law or Township ordinance relied upon for such decision. A copy of such notification shall be sent to the Planning Commission. If and when the applicant should reapply requesting approval of the plan, he shall do so in accordance with the plan sequence outlined in § 168-13A.
M.
If the Board of Commissioners approves the plan, seven
copies, two Mylar or linen and five paper, shall be signed and sealed
by the Board of Commissioners and the Township Planning Commission.
N.
If the development is proposed in phases in which
the installation of improvements shall extend beyond the five-year
period, then the following shall be done:
(1)
The landowner shall file a schedule along with the
preliminary plan. Said schedule shall depict the proposed development
sections and include deadlines within which application for final
plan approval of each section is intended to be filed. The schedule
shall be updated annually by the applicant on or before the anniversary
date of preliminary plan approval. The schedule update must be done
until final plan approval for the final section is granted. Said schedule
and its modifications are subject to approval of the Board of Commissioners.
(2)
In the case of residential subdivisions or land developments
which are to be developed in sections, each section, except the final
section, must contain at least 25% of the total number of dwelling
units in the entire development. However, the Board of Commissioners
may approve a lesser percentage.
(3)
If the landowner does not adhere to the schedule of
submission of final plans for the various sections, then any changes
in zoning,[1] subdivision or other governing ordinances enacted after
the date of initial preliminary plan submission shall affect his property.
(4)
If the landowner does not default with regard to the
schedule of submission of final plans for the various sections, has
not violated any conditions of preliminary approval and has substantially
completed the initial section of the development within the five-year
period, then an additional term or terms of three years shall be extended
to the applicant to complete each of the other sections. The extended
term or terms shall begin from the date of final plan approval for
each section. During this three-year period, no change in municipal
ordinance or plan enacted subsequent to the date of filing of the
preliminary plan shall modify or revoke any aspect of the approved
final plan pertaining to zoning classifications or density, lot, building,
road or utility location.
O.
If the Board of Commissioners determines that only
a portion of a proposed plan can be safely developed, it shall limit
development to that part and shall require that development proceed
consistent with this determination.
P.
When the applicant does not intend to develop the
plan himself and the Board of Commissioners determines that additional
controls are required to ensure safe development, it may require the
applicant to impose appropriate deed restrictions on the land. Such
deed restrictions shall be inserted in every deed and noted on the
record plan.
Q.
The approval of a subdivision or land development
plan near or within the floodplain shall not constitute a representation,
guaranty or warranty of any kind by the Township or by any official
or employee thereof of the practicability or safety of the proposed
plan, and shall create no liability upon Upper Gwynedd Township or
its officials or employees.
A.
Before the Commissioners approve any final plans and as a prerequisite for approval, the developer shall deliver to the Commissioners a subdivision agreement, a performance guaranty, maintenance guaranty and assurances of escrowed amount for inspection in accordance with § 168-11B(2). Any necessary proposed deeds of dedication, easements, agreements or other items required by the Board of Commissioners shall be provided. Such items and documents as provided in § 168-15 shall be to the satisfaction of the Township Solicitor.
B.
Upon written application signed by both the obligor
and surety, on a form approved by the Township Solicitor, the Board
of Commissioners may, at its discretion, extend the period for installation
of guaranteed improvements by not more than four additional years
or, when the improvements have been partially completed, may reduce
proportionally the amount of the performance guaranty by formal resolution.
In the event of the default under a performance guaranty, the proceeds
of the performance guaranty received by the Township shall be used
to construct and install the improvements.
C.
The record plan shall be a clear and legible print
of a type and materials required by the Montgomery County Recorder
of Deeds.
D.
After endorsement by the Board of Commissioners and
the County Planning Commission, the Township shall file the record
plan with the Montgomery County Recorder of Deeds and provide a paper
print to the Montgomery County Planning Commission.
E.
The developer shall furnish two sets of paper prints
and one set of Mylar duplicate tracings of the as-built improvement
construction plans prior to acceptance of the public improvements.
[Amended 7-13-2020 by Ord. No. 2020-01]
A.
In the case of boundary line adjustments between adjoining property
owners where no new lots are involved, the following procedures may
be followed:
(1)
Upon written request to the Township Commissioners, the Commissioners
may exempt the above-mentioned cases from normal submission and plan
preparation requirements as set forth in this article.
(2)
The written request for exemption shall be accompanied by a plan of the proposed adjustment or subdivision, which will enable the Commissioners to determine that it will not result in a lot which does not conform to the minimum requirements of Chapter 195, Zoning, and does not prevent the logical development of the remaining tract. The plan shall meet the following requirements:
(a)
The plan shall be a clear and legible reproduction of the Tax
Map, illustrating the area which includes the adjustment or subdivision.
(b)
The plan shall illustrate the existing and proposed lot lines,
the existing streets in the area and the existing structures on the
properties involved.
(c)
Approval by the Board of Commissioners and recording, where
required.
(d)
Payment of fees.
B.
Applications that disturb less than 5,000 square feet or construction
of a building of less than 5,000 square feet will require building
and grading permits only.
C.
The Board of Commissioners may require minor land development submission as required by § 168-15.1 in place of building and grading permits only when conditions warrant such requirement. The Board of Commissioners may permit submission of a plan through the building and grading permit process in place of the processes outlined in this § 168-15 where, in the discretion of the Board of Commissioners, the plan is consistent with the overall objectives and standards of this section, even though strict compliance with the terms outlined herein is not met.
[Added 7-13-2020 by Ord.
No. 2020-01]
A.
The provisions of this section shall apply to the following: a land
development as otherwise defined in this chapter and the Pennsylvania
Municipalities Planning Code[1] which meets all of the following conditions:
(1)
Construction of:
(a)
An accessory building with a total gross square footage not
in excess of 7,500 square feet; or
(b)
A building addition which contains a total square footage equivalent
to 25% or less of the existing total gross building floor area, provided
that this section may only be utilized to increase the square footage
of any given building by 25% of the originally approved building footprint
and shall not be utilized to approve further additions that expand
the building footprint in excess of this amount; or
(c)
Construction of a new building to replace an existing building
and/or construction of an addition to an existing building which involves
the demolition of another structure or part of a structure, provided
that:
[1]
The net increase of total gross square footage
does not exceed 7,500 square feet; and
[2]
The construction of the new building and/or the addition to an existing building occurs within two years of the issuance of the demolition permit. If the construction of the new building or proposed addition occurs more than two years after the issuance of the associated demolition permit, the applicant shall obtain amended plan approval as set forth in § 168-11 and shall comply with all then-in-place provisions of this Chapter 168; or
(d)
Modifications or additions to parking lots not in excess of
a net increase of 7,500 square feet. For the purpose of this section,
"parking lots" shall be defined to include parking spaces and all
associated/abutting parking lot drive aisles and islands and medians.
(2)
In order to qualify as a minor land development, any proposed
building or addition shall be only accessory to or an expansion of
the current use of the property and not for a separate leasehold or
use not related to the current business upon the premises, and shall
not introduce a new use to the property, unless the proposed building
or addition is part of an overall plan of development for the property
that involves the abandonment of a prior use for purposes of introducing
a new exclusive use of the premises; such a plan will qualify as a
minor land development.
(3)
The proposal shall not require or propose the extension, alteration
or relocation of roads, utilities, or stormwater systems.
(4)
The proposal does not create additional dwelling units.
(5)
The provisions of this chapter shall not apply to any property
where a single-family use is proposed.
(6)
The Board of Commissioners may require preliminary plan submission as required by § 168-10 in place of a minor land development plan when conditions warrant such requirement. The Board of Commissioners may permit submission of a plan through the minor land development process in place of the processes outlined in § 168-10 where, in the discretion of the Board of Commissioners, the plan is consistent with the overall objectives and standards of this section, even though strict compliance with the terms outlined herein is not met.
(7)
The specific property involved has received minor land development
approval no more than two times previous to the current proposal.
Properties containing more than three buildings may apply for additional
minor land development approval only in accordance with the following
conditions:
(a)
Submission of a detailed parking plan for the entire property,
showing the location of and labeling each parking area. The parking
plan shall provide documentation of the number of spaces in each parking
area and shall provide a tabulation of the parking areas on site along
with a tabulation of the number of parking spaces.
(b)
Submission of a detailed building plan for the entire property,
showing the location of and labeling each building. The building plan
shall also show the footprint of each building along with the coverage
area of each footprint.
(c)
Submission of a detailed coverage plan for the entire property,
showing and labeling all areas of impervious cover and listing the
area (square feet). The impervious coverage plan shall include a tabulation
of impervious areas.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B.
Submission and review of minor land development plans.
(1)
Minor land development plans shall be submitted in accordance with the plan processing procedures identified in § 168-13.
(2)
The application shall be subject to the following review process:
(a)
Township Civil Engineer, Traffic Engineer, Sanitary Sewer Engineer,
Police Department, Fire Marshal, and any other agency having authority
based on local, state or federal laws, as required.
(b)
Montgomery County Planning Commission.
(c)
Final plan review before the Board of Commissioners.
(e)
A developer's agreement, the posting of financial security for
installation of improvements and any applicable recreation impact
fees shall be required.
(f)
A minor land development which will require a new access to
a state highway or county road shall obtain the required permits.
