A.
Drafting standards.
(1)
The scale shall be 100 feet to the inch and shall
be accurate to within one part in 300.
(2)
Dimensions shall be in feet and decimals, and bearings
shall be in degrees, minutes and seconds.
(3)
Each sheet shall be numbered to show its relation
to the total number of sheets in the plan, as "Sheet No. 1 of 5 sheets."
(4)
Where there are two or more sheets, a key map at a
scale sufficient to show their relationship shall be furnished.
(5)
This plan shall be prepared by a registered professional
engineer who shall certify that all data concerning existing land,
buildings, streets and other locations are correct and that to the
best of his knowledge the plan complies with all ordinances and regulations
of the Township of Montgomery.
B.
Existing features of the land. The plan shall set
forth:
(1)
The location, names and widths of streets and alleys,
including existing streets; the location and names of railroads; the
location of property lines and names of owners; and the location of
watercourses, sanitary sewers, storm drains and similar features within
400 feet of any part of the land to be subdivided. Within 400 feet
of any part of the land being subdivided or developed, a plan shall
show the location and size of all watercourses and the boundaries
of floodplain areas (not limited to the established flood level and
regulatory flood elevation, where applicable) utilizing base flood
elevation data available from federal, state and other sources.
[Amended 4-23-1984 by Ord. No. 18F]
(2)
The names, locations, widths and other dimensions,
including center-line courses, distances, and curve data, paving widths
and curblines, right-of-way and curbline radii at intersections and
street location tie-ins by courses and distances to the nearest intersection
of existing and planned streets and alleys, and the location and size
of existing sanitary sewers and storm drains, watercourses and drainage
flows and recreational areas within the land to be subdivided. Within
the land to be subdivided or developed, the plan shall show the location
and size of all watercourses and boundaries of floodplain areas (not
limited to the established flood level and regulatory flood elevation,
where applicable). Supporting hydrologic and hydraulic data will be
required to substantiate the one-hundred-year floodplain location
utilizing base flood elevation data from federal, state and other
sources.
[Amended 4-23-1984 by Ord. No. 18F]
(3)
The contour lines at intervals not to exceed two feet wherever lots abut streets proposed to be laid out through unimproved land. Where the street grade approaches the minimum allowed (see Article III, Design Standards), lesser intervals will be required.
(4)
The location and character of existing buildings;
the locations, species and size of trees standing alone 10 inches
or more in caliper measured one foot above the ground; and the location
of quarries, marshlands, tree masses, areas subject to inundation
and other topographical features which may affect the location of
proposed streets and buildings.
(5)
Measured distances from the center line of streets
to buildings, large trees standing alone or other control points and
the location of all monuments with reference to them.
C.
Proposed street and lot layout.
(1)
The plan shall also contain the following information:
(a)
A title consisting of the name and address of
the subdivider, developer or builder and the registered engineer or
surveyor or qualified site planner; the location and area of the subdivision;
the date, sale and North point; and the elevation based on Township
level data.
(b)
The courses and distances of the boundary line
survey of the land to be subdivided. The survey shall not have an
error of closure greater than one part in 2,500.
(c)
The layout of streets, including names and widths
of streets, the ultimate right-of-way widths and widths of alleys
and crosswalks.
(d)
The layout and approximate dimensions of lots.
(e)
A reference to any land to be dedicated for
public use.
(f)
Tentative grades to an existing street or to
a point 400 feet beyond the boundaries of the subdivision.
(g)
Location and size of sanitary sewers and storm
drains.
(h)
Building setback lines, with distances from
the ultimate right-of-way line.
(i)
Indication of any lots in which a use other
than residential is intended.
(2)
Where the subdivision or land development lies partially
or completely in a floodplain or where the subdivision or land development
borders on a floodplain, all subdivision and land use plans shall
include detailed information identifying the following:
[Added 4-23-1984 by Ord. No. 18F]
(a)
Location and elevation of existing and proposed
streets, water supply and sanitary facilities and any other permitted
improvements, soil types and proposed floodproofing measures.
D.
Proposed improvements.
(1)
The plan shall show the following:
(a)
Tentative cross sections and center-line profiles
for each proposed street shown on the preliminary plan, including
a profile of proposed sanitary sewers and storm drains, showing the
location of manholes and inlets.
(b)
Preliminary design of any bridges, culverts
or other structures and appurtenances which may be required.
(2)
All plans shall be drawn to assure that:
[Added 4-23-1984 by Ord. No. 18F]
(a)
Proposals are consistent with the need to minimize
flood damage;
(b)
Public utilities and facilities, such as sewer,
gas, electrical and water systems, are located and constructed to
minimize or eliminate damage thereto by flooding; and
(c)
Adequate drainage is provided so as to reduce
exposure to flood hazards.
(3)
The developer shall provide written proof that adequate
precautions against flood damage have been taken with respect to the
design of any buildings or structures located in an area where surface
water could come in contact with the building or structure.
[Added 4-23-1984 by Ord. No. 18F]
E.
Certificates. When approved, the plan must show:
(1)
The signature of the subdivider, developer or builder
certifying his adoption of the plan and the date signed.
(2)
The signature of the Township Engineer certifying
that the plan conforms to these regulations and the date signed.
(3)
The signature of the Township Secretary certifying
that the Board of Supervisors approved the plan on the date shown.
A.
Improvement construction plan.
(1)
Drafting standards. The same standards shall be required
for an improvement construction plan as for a preliminary plan, except
that the horizontal scale of the plan and profile shall be 40 feet
to the inch and the vertical scale of the profile shall be four feet
to the inch.
(2)
Information to be shown. The plan shall contain sufficient
information to provide working plans for the construction of the proposed
streets or any portion thereof, including all appurtenances, sewers
and utilities, shown on the approved preliminary plan, from one existing
or approved street to another or, in the case of a cul-de-sac, to
its dead end, and shall include:
(a)
Horizontal plan. The horizontal plan shall show
details of the horizontal layout as follows:
[1]
Information shown on the preliminary plan pertaining
to the street to be constructed.
[2]
The beginning and end of the proposed immediate
construction.
[3]
Stations corresponding to those shown on the
profile.
[4]
The elevation of the curb at tangent points
of horizontal curves at street or alley intersections and at the projected
intersections of curblines.
[5]
The location and size of sanitary sewers and
lateral connections with distances between manholes of water, gas,
electric and other utility pipes or conduits and of storm drains,
inlets and manholes.
[6]
The location, type and size of curbs and widths
of paving.
[7]
The location and species of street shade trees
and the location and type of fire hydrants and streetlights.
[8]
The direction of flow of surface drainage on
the finished grades of all lots within the subdivision.
(b)
Profile. The profile shall be a vertical section
of the street with details of vertical alignment as follows:
[1]
Profiles and elevations along the present ground
surface over the center line and profiles of ultimate right-of-way
lines or building setback lines.
[2]
Profile of the grade along the top of the curbs
showing the percentage of grade on tangents and details of vertical
curves indicated at intervals of 50 feet on straight grades, intervals
of 25 feet on vertical curves and points of grade intersections, as
well as elevations of the curb, at tangent points of horizontal curves.
[3]
Profile of sanitary sewer with a profile over
the sewer of the present and finished ground surface showing manhole
locations with stations beginning at the lowest manhole.
[4]
Profile of the storm drain showing manhole locations.
(c)
Cross section. The cross section shall comply
with Township standards and specifications as minimum requirements.
It shall show a typical cross section across the street or alley with
details of grading and construction as follows:
[1]
The ultimate right-of-way width and the location
of and width of paving within the ultimate right-of-way.
[2]
The type, thickness and crown of paving.
[3]
The type and size of curb.
[4]
When sidewalks are required, grading of sidewalk
area should be carried to the full width of the ultimate right-of-way
and slopes of cut or fill extended beyond the ultimate right-of-way.
[5]
The location, width, type and thickness of sidewalks,
when required.
[6]
The typical location, size and depths of sewers
and utilities.
(3)
Certificates, in the same form as required on the
preliminary plan, shall be shown on the final plan.
B.
Record 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, the plans shall be placed on sheet sizes of 24 inches by
36 inches or 18 inches by 30 inches. All lettering and lines should
be so drawn as to be legible if the plan should be reduced to half-size.
(2)
Information to be shown. The plan, which may constitute
a portion only of an approved preliminary plan, shall show:
(a)
A title, as required for a preliminary plan.
(b)
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 2,500.
(c)
The names of abutting owners; names, locations,
widths and other dimensions of streets, including center-line courses,
distances and curve data, descriptive data of ultimate right-of-way
lines not parallel with or concentric with a center line, and location
tie-ins by courses and distances to the nearest intersections of all
existing, planned and approved streets, alleys and easements; and
recreational areas and other public improvements within the land to
be subdivided.
(d)
All lots are to be deeded to the side of public
rights-of-way so that a single deed may be drawn to the Township for
the dedication of streets by the subdivider, developer or builder;
except that all lots along state or county roads shall show ownership
within rights-of-way with the additional widening strip, if any, designated
as "reserved for future dedication."
(e)
Evidence that the plans are in conformity with
the Zoning, Building and Sanitation Ordinances[1] and other applicable Township ordinances and regulations.
In any instance where such plans do not conform, evidence shall be
presented that an exception or variance has been officially granted
by the Zoning Board of Adjustment of Montgomery Township.
(f)
The location, material and size of monuments,
with reference to them.
(g)
Building setback lines with distances from the
ultimate right-of-way lines.
(h)
Restrictions in the deed affecting the subdivision
of the property.
(j)
For purpose of the determination of applicable
flood insurance risk premium rates for structures to be located in
flood-prone areas:
[Added 4-23-1984 by Ord. No. 18F]
[1]
The elevation, in relation to mean sea level,
of the lowest floor, including basements, of all new or substantially
improved structures and whether or not such structures contain a basement;
[2]
If the nonresidential structure will be floodproofed,
the elevation, in relation to mean sea level, to which the structure
will be floodproofed; and
[3]
If the residential structure will be elevated
at or above base flood elevation, and indicating the actual lowest
floor elevation, in relation to mean sea level.
(k)
The present Montgomery County tax parcel and
block and unit number for the subject property.
[Added 4-19-1993 by Ord. No. 93-9S]
(3)
Certificates. When approved, the record plan must
show:
(a)
The signature of the registered engineer or
surveyor, certifying that the plan represents a survey made by him,
that the monuments shown thereon exist as located and that all dimensional
and geodetic details are correct.
(b)
The signature of the subdivider, developer or
builder, certifying his adoption of the plan.
(c)
The signature of the Township Secretary, certifying
that the Board of Supervisors approved the plan on the date shown.
The subdivider shall be required to deposit
cash with the Township in the amount approved by the Supervisors to
guarantee payment of the following fees and costs:
A.
Filing fees. The Township Secretary shall collect
a subdivision and land development filing fee, which shall be comprised
of an administrative filing fee (which is nonrefundable) and an escrow
deposit (which is refundable to the extent not used for processing
a subdivision). Said fees and escrow deposit shall be determined and
set by resolution of the Board of Supervisors, which shall, from time
to time by resolution, review and set the fees to be charged and determine
the amount of escrow deposits.
[Amended 12-5-1983 by Ord. No. 18E]
B.
Other costs shall include:
(1)
Engineering services: the services of the Township
Engineer, as provided in these rules and regulations; in addition,
all costs for other engineering and professional certification deemed
necessary.
(2)
Legal fees and other costs incident to the preparation
and approval of all agreements, bonds and other required legal papers.
(3)
Materials and facilities tests: the actual costs of
all drainage, water and/or material tests.
(4)
Inspection: the costs of Township inspection, determined
and set by resolution of the Board of Supervisors, which shall, from
time to time by resolution, review and set the fees to be charged
for inspections imposed by the Land Development and Subdivision Ordinance.
[Amended 12-5-1983 by Ord. No. 18E]
(5)
Dedication: legal fees, advertising and other costs
involved in the dedication of streets and public improvements to the
Township.
