Borough of Schwenksville, PA Plan Submission Requirements and Processing Procedures

Optional. Applicants are strongly encouraged to submit tentative sketch plans for any subdivision or land development proposal, in accordance with the requirements of § 147-11, Tentative sketch plan submission requirements, and § 147-12, Tentative sketch plan submission and review procedure.

Required. Applicants are required to submit tentative sketch plans as a part of the preliminary plan submission where only a portion of a property is proposed as a currently active proposal. The tentative sketch plan shall show how the immediate proposal can fit logically into an overall plan for the entire site.

Preliminary plans. A preliminary plan is required to be submitted for all proposals for subdivision and/or land development, except for those which qualify as minor plans, in accordance with the requirements of § 147-13, Preliminary plan submission requirements, and § 147-14 Preliminary plan submission and review procedure.

Final plans. A final plan is required to be submitted for all proposals for subdivision and/or land development, except for those which qualify as minor plans, in accordance with the requirements of § 147-15, Final plan submission requirements, and § 147-16, Final plan submission and review procedure.

Minor plans. Applications which qualify as minor plans may be submitted for concurrent preliminary and final plan processing and approval, in accordance with the standards and requirements of § 147-18, Minor plan submission requirements and review procedure.

De minimis improvement review.

[Added 8-13-2009 by Ord. No. 356]

An applicant for an improvement on an existing developed lot which will not involve an increase to impervious surface on said lot of 10% of that existing prior to the new improvement, or 2,000 square feet, whichever is less, may elect to proceed under the following procedure.

Any given building may have up to three de minimis improvements as long as the cumulative additions do not exceed the de minimis standard stated above, and each application will contain a statement certifying that such limits have not been exceeded.

De minimis improvement process.

An applicant who elects to proceed under these provisions shall submit, together with the appropriate fees, the following: de minimis improvement application, a building permit application setting forth the proposed improvement, the costs thereof and any changes to be made to the land. The Borough Manager, or his designee, shall review the application pursuant to all applicable Borough ordinances.

Upon completion of the appropriate review, the applicant shall agree, in writing, to those conditions, improvements and/or requirements as determined by the review; upon the applicant's agreement, the application will be approved and the appropriate permits will be issued. In the event that the applicant does not agree with the review conclusions, the applicant agrees that the application shall be withdrawn. The applicant may elect to amend and resubmit the application under the standard land development procedure as set forth in this chapter.

§ 147-11 Tentative sketch plan submission requirements.

Purposes. The purposes served by a tentative sketch plan are as follows:

To inform the Borough of an applicant's intent to subdivide and/or develop a property, and graphically show the concepts and extent of the proposal.

For the Borough to provide advice and guidance to an applicant so that:

Major issues can be resolved prior to preparation of preliminary plans.

The preliminary plan approval process may then be able to proceed faster and more efficiently.

To show how a tract of land may be further subdivided or developed in cases where only a portion of a property is currently under an active proposal.

This plan shall show a logical and efficient pattern of roads, lots, and/or buildings, as appropriate for the type of plan proposed and shall not be acceptable if it proposes lotting or development which is obviously impractical or questionable for reasons of floodplains, steep slopes, relationships to other properties, or other site planning constraints.

This plan shall be shown on the preliminary plan for the subject site in the form of a reduced-scale inset drawing, although larger scale drawings are encouraged for review and discussion purposes.

This plan shall have no legal standing with regard to future plan approvals but shall be considered as a guide for future development.

It is to the applicant's advantage to show as much of the requested information as possible. Although the Borough Planning Commission will discuss any plan presented, a lack of significant information may result in little useful guidance to the applicant.

Tentative sketch plan information. A tentative sketch plan should be drawn legibly and to scale, but it need not be a precisely surveyed or engineered plan, and it should show the following information:

The entire tract boundary and total acreage;

Existing and proposed streets, lots, and buildings;

Approximate building envelopes;

Significant physical features such as floodplains, steep slopes, woodlands, and existing structures;

Contour lines at five to 10 foot intervals;

Approximate locations for stormwater control basins, if necessary;

(7)

Location plan showing the relationship of the subject tract to the surrounding road network and major physical features;

(8)

North point and scale;

(9)

Name and address of the owner;

(10)

Name and address of the engineer, surveyor or architect, as applicable;

(11)

Any additional information which the applicant believes will help explain the proposal.

§ 147-12 Tentative sketch plan submission and review procedure.

[Amended 8-11-2005 by Ord. No. 331]

This review procedure is intended to facilitate a cooperative effort between the Borough and the applicant to resolve significant subdivision and/or land development issues prior to the preparation of preliminary plans.

The applicant shall make a request to the Borough Zoning Officer to be scheduled on the meeting agenda of the Borough Planning Commission for an informal discussion of the tentative sketch plan. Twenty-two copies of the tentative sketch plan shall be submitted to the Borough Secretary in person by the applicant or applicant's agent at the Borough Office during normal Borough business hours. Plans must be accompanied by the required escrow payment and Borough filing fees established in accordance with the current fee schedule adopted by resolution by the Borough Council.

The Borough Secretary shall distribute copies of the tentative sketch plan in accordance with the distribution list as established by the internal procedure for the approval of subdivision and land development plans adopted by resolution by the Borough Council.

The applicant or his representatives shall appear as scheduled at the meeting to explain the plan and to discuss the issues identified by the Planning Commission. The applicant should be prepared to discuss significant issues, including but not limited to:

Land use proposed (i.e., residential, commercial, industrial);

Density or intensity of proposal;

Access to the subject site:

Intersection locations;

Road realignments.

Site plan design:

Lotting;

Roads;

Buildings;

Common areas.

The Borough Planning Commission may make 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 Borough Planning Commission for reference.

Recommendations regarding noncompliance with Borough ordinance requirements and/or planning policies must be implemented by the applicant in the form of plan revisions.

Recommendations and suggestions in the form of preferences or alternatives should be seriously evaluated by the applicant prior to further plan processing.

Future studies or analysis that the applicant should undertake during preliminary plan stage.

If a proposal is large or complex, the Borough 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.

Applicants may present alternative sketch plans at one meeting or may present alternatives at subsequent meetings, provided that appropriate agenda time has been scheduled in advance.

When the Borough and applicant have resolved the major concepts involved in the proposal, the applicant should proceed to preliminary plan submission.

§ 147-13 Preliminary plan submission requirements.

This section contains the requirements for preliminary plans for subdivisions and/or land developments in terms of drafting standards, basic information, existing features, and proposed features, and is written in a checklist format.

Checklist format. This section or copies of it may be used as a checklist by the applicant and/or the municipality to ensure completeness of plan submissions. The following standard responses should be marked for each required item:

[√] means the required item has been satisfactorily provided for plan submission purposes. It does not signify compliance with any other requirement of this chapter.

X means the required item has been omitted or is incorrectly or inadequately represented on the plan. These items must be added to the plan in order to qualify the plan for submission.

NA means the required item is not applicable to the subject plan, and need not be shown. This response is intended for features which are not found on the subject site, not proposed as part of the improvements or which specify more detail than is necessary for review of the plan. The governing body shall have final authority to determine whether or not the NA response is appropriate in any particular case.

Drafting standards. Plans shall be professionally prepared in compliance with the following:

The plan shall be drawn to a standard engineering scale not exceeding 100 feet to the inch.

Sheet size shall be 15 inches by 18 inches, 18 inches by 30 inches, or 24 inches by 36 inches, appropriately related to the scale of the drawing.

All sheets shall be the same size and be numbered relative to the total number of sheets (i.e., 1 of 5, etc.)

Scale.

Where two or more sheets are needed to show the entire tract, a reduced scale key plan shall be provided to show how the sheets fit together.

A reduced scale plan of the entire site at a scale greater than 100 feet to the inch may be required in cases where it would facilitate the review and approval process. Applicants are encouraged to submit such plans in cases where they are not required.

Property lines shall be drawn and labeled in conformance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor and Geologist Registration Law,"[1] and accepted surveying and civil engineering practices, including dimensions shown in feet and decimals, and bearings shown in degrees, minutes, and seconds.[2]

Tract boundary lines shall be the heaviest property lines.

Proposed lot lines shall be the next heaviest.

Possible future lots, if shown, shall be the lightest line weight and may be shown as dashed lines.

Editor's Note: See 63 P.S. § 148 et seq.

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

Basic information. All preliminary plans shall show the following basic information:

Name of the subdivision or land development;

Name of applicant;

Name, address, and professional seal of the individual or firm which prepared the plan;

Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates;

North point and scale;

Location plan showing the relationship of the subject tract to the surrounding road network and major physical features;

(7)

The entire tract boundary with bearings and distances and total tract acreage;

(8)

A list of the basic dimensional and intensity requirements of the applicable zoning district, compared to the applicant's proposal;

(9)

Zoning classification(s) of all lands abutting the proposal;

(10)

Names of all current owners of immediately adjacent lands;

(11)

A statement showing:

Number of acres under proposal;

Number of lots and/or dwelling units, or gross leasable area;

Linear feet of new streets;

Linear feet of streets to be widened.

(12)

Description of variances or special exceptions and the dates they were granted, if any;

(13)

Description of any deed restrictions or other covenants affecting development of the tract;

(14)

The requirements of any other local ordinance which may affect the proposal;

(15)

Legend sufficient to indicate clearly between existing and proposed conditions;

(16)

Name and address of owner of record;

(17)

Tax block and unit number of all parcels being subdivided or developed;

(18)

Deed book and page number for all parcels being subdivided or developed.

Existing features. Within the tract proposed for subdivision and/or land development, and within 100 feet of the tract boundaries, the following information shall be shown on the preliminary plan:

Streets bordering or crossing the tract, including:

Locations;

Names;

Rights-of-way:

Legal;

Ultimate;

Cartway widths;

Surface conditions.

Sanitary sewers, including:

Pipe locations;

Pipe sizes;

Direction of flow;

Gradient of flow;

Manholes;

Invert elevations.

Storm sewers, including:

Pipe locations;

Pipe sizes;

Direction of flow;

Gradient of flow;

Inlets, catchbasins, and manholes;

Invert elevations.

Other existing stormwater and/or erosion control facilities, including:

Basins;

Swales;

Diffusion devices;

Velocity controls;

Related technical data for those facilities.

Water-related features, including:

Lakes, ponds;

Wetlands including swamps or marshes;

Watercourses, springs;

Floodprone or floodplain areas (data from FEMA studies and/or supporting hydrologic and hydraulic data for one-hundred-year flood limits when provided independent of FEMA data, and/or Montgomery County Soil Survey when applicable).

Other natural features, including:

Location, size, species, and condition of trees six inches in diameter or greater, when standing alone or in small groups where affected by proposed construction or use of the land;

Outer limits of tree masses and a general description of their types, sizes, and conditions;

Locations and limits of natural features which may affect the locations of proposed streets or buildings, including:

Rock outcroppings;

Quarries;

Ravines;

Sink holes.

Soil types, including:

Mapped limits;

Names;

Significant limitations, such as, high water table or shallow bedrock.

(8)

Slope information including:

Contours at a vertical interval of two feet, accurately drawn from photogrammetric or on-site survey data;

Areas with slopes of 15% or greater, as shown in the Montgomery County Soil Survey or determined from the contours shown on the plan.

(9)

Other man-made features, including:

Location, size, height, character, and configuration of existing buildings, labeled "To Remain" or "To Be Removed" as applicable;

[Amended 4-12-2001 by Ord. No. 303]

Location and description of existing buildings and other structures less than 50 feet beyond the tract boundaries;

Location, size, and ownership of utilities, both above and below ground, with a note added to describe additional setback or development restrictions in their regard.

Proposed features. Within the tract proposed for subdivision and/or land development, the following information shall be shown on the preliminary plan:

Subdivision and/or land development layout.

Proposed streets, alleys, driveways, and parking areas, including:

Names or other identification;

Right-of-way widths and lines;

Cartway widths;

Center-line courses, distances, and curve data;

Curblines;

Radii at intersections;

Street location tie-ins by courses and distances;

[8]

Capacity of parking areas;

[9]

Sight distance at proposed intersections with existing streets.

Layout and dimensions of all lots, including the net lot area;

All building setback lines;

All parking setback lines where applicable;

Proposed sidewalk or other walkway locations;

Proposed buildings in land developments, including:

Locations;

Configurations;

Sizes (ground level floor area, total floor area, and height);

Total building coverage (square feet and percentage of site);

Locations and types of accessory structures;

Ground floor elevations.

Common use areas, including:

Open space areas:

Locations;

Configurations;

Size.

Recreation facilities:

Locations;

Types of facilities.

Parking, driveway, or road areas when privately owned for common use;

Notes regarding offers of dedication or retention in private ownership, as applicable.

(h)

Areas for future uses, including:

Road extensions;

Stormwater management facilities;

Additional subdivision or land development in tentative sketch form, in accordance with the requirements of § 147-11, Tentative sketch plan submission requirements, and in accordance with the intent of § 147-12, Tentative sketch plan submission and review procedure;

Explanatory notes for such future uses.

(i)

Proposed landscaping, including:

Street trees;

Planting screens;

Buffer areas;

Other related landscape features such as mounding and water features;

Parking lot landscaping.

Grading, drainage, and utilities. The following information for the facilities as proposed shall be shown on the preliminary plan:

Proposed contours for the entire site, including road center-line elevations, at the contour interval of the plan;

Approximate limits of site disturbance, including a clear delineation of existing vegetation:

To be removed;

To be preserved.

Stormwater management and erosion control and sedimentation facilities, including:

Basins;

Swales;

Diffusion devices;

Velocity controls;

Pipe locations;

Pipe sizes;

Direction of flow;

Gradient of flow;

Inlets, catchbasins, and manholes;

[10]

Invert elevations;

[11]

Related technical data for these facilities (may be submitted in report form if a note on the plan references the report).

Sewage disposal facilities, including:

Sanitary sewer line locations;

Pipe sizes;

Direction of flow;

Gradient of flow;

Manholes;

Invert elevations;

Pumping stations;

Approved on-site disposal locations;

[9]

Package treatment plant locations.

Water supply facilities, including:

Central water supply lines;

Pipe sizes;

Fire hydrant locations;

Well locations when on lot.

Finished floor elevations of proposed buildings.

Cross sections, profiles, structural designs. The following shall be provided:

Cross section and center-line profile for each proposed or widened cartway shown on the preliminary plan including:

Road center-line grades and vertical curvature;

Profiles for sanitary sewers, water mains, storm drains, including locations of manholes, inlets, and catchbasins.

Preliminary design of any bridges, culverts, or other structures and appurtenances which may be required.

§ 147-14 Preliminary plan submission and review procedure.

The procedure contained in this section shall regulate the submission and review of preliminary plans for subdivision and land development.

Twenty-two copies of the preliminary plan shall be submitted to the Borough Secretary in person by the applicant or applicant's agent at the Borough Office during normal Borough business hours.

[Amended 8-11-2005 by Ord. No. 331]

Plans must be accompanied by:

[Amended 8-11-2005 by Ord. No. 331]

The required escrow payment and Borough filing fees established in accordance with the current fee schedule adopted by resolution by the Borough Council;

The Montgomery County Planning Commission review fee; and

Completed Borough application and administrative form.

The plan submission date will be stamped on the plan, following a cursory review of the plan, only if the plan shows basic compliance with the requirements of this article.

[Amended 8-11-2005 by Ord. No. 331]

The Borough Secretary will distribute copies of the preliminary plan in accordance with the distribution list established by the internal procedure for the approval of subdivision and land development plans adopted by resolution by the Borough Council.

[Amended 8-11-2005 by Ord. No. 331]

The application for approval of the preliminary plan shall be placed on the agenda of the next regularly scheduled meeting of Borough Planning Commission following the plan submission date.

Upon completion of its review of the preliminary plan, which should include consideration of the timely recommendations of the Borough Engineer, Montgomery County Planning Commission, and other technical advisors when requested, the Borough Planning Commission shall communicate its recommendations to the Borough Council.

The Borough Council shall have a ninety-day time period to act on the plan unless the applicant has agreed in writing to an extension of the time period.

The ninety-day time period shall be measured from the date of the next regularly scheduled Borough Planning Commission meeting following the plan submission date.

If the next regularly scheduled Borough Planning Commission meeting occurs more than 30 days following the plan submission date, then the ninety-day time period shall be measured from the thirtieth day following the plan submission date.

If an extension of the ninety-day time period is applied, it shall be measured from the expiration of the original ninety-day period. A time extension shall postpone the deadline and effects of the ninety-day time period for the additional number of days agreed to in writing.

The Borough Council shall consider the preliminary plan application at one or more of its public meetings during the ninety-day time period, and/or extension thereof if applicable, and shall render a decision on the plan following receipt of the recommendations of the Borough Planning Commission, Borough Engineer, Montgomery County Planning Commission, and/or other technical advisors as requested.

Provided, in accordance with the "Pennsylvania Municipalities Planning Code,"[1] that the Borough Council shall not approve an application until the Montgomery County Planning Commission report of its recommendations is received or until the expiration of 30 days from the date the application was forwarded to the County.

Editor's Note: See 53 P.S. § 10101 et seq.

In accordance with the policies of the Montgomery County Planning Commission, the date the application was forwarded to the county shall be considered to be the date noted on the Borough's request for review or two days prior to the county's receipt of the request if no date is noted on the request, except that in no instance will the date be earlier than five days prior to the county's receipt of the request.

Procedure following Council's decision. When the Borough Council makes a decision on a preliminary plan, one of following procedures will be followed, depending on the type of decision:

Denial. If the Council denies approval of a preliminary plan in terms as filed by the applicant, then the written notification to the applicant shall specify the defects found in the application and describe the requirements which have not been met and shall cite the provisions of the statute or ordinance relied upon.

Approval. If the Council approves a preliminary plan, in terms as filed by the applicant, then the Borough Secretary will so certify thereon, and two copies of the approved plan will be forwarded to the applicant. The applicant shall then submit two paper copies and two Mylar or linen copies of the approved plan for Borough seal and signature.

Approval subject to conditions.

If the Council approves a preliminary plan subject to specific conditions, then those conditions shall be accepted in writing by the applicant, otherwise the plan shall be denied approval. Therefore, the written notification to the applicant shall:

Specify the conditions of approval and request the applicant's written agreement to the conditions;

State that the application will be denied if the applicant does not agree to the conditions and specify the defects found in the application, describe the requirements which have not been met and cite the provisions of the statute or ordinance relied upon for denial of the plan.

State that the plan approval shall be rescinded automatically upon the applicant's failure to accept or reject the conditions within 30 days following the decision by the Borough Council to grant conditional approval.

Following submission of written agreement to the conditions specified by Council, the applicant shall submit two paper copies and two Mylar or linen copies of the preliminary plan, which show compliance with the conditions, by plan revision or notation, for Borough seal and signatures.

Effective period of approval. Approval will be effective for a period of five years from the date of preliminary plan approval, unless extended in writing by the Borough Council.

No subsequent change or amendment in the zoning, subdivision, or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence and to complete any aspect of the approved development in accordance with the terms of approval within that five-year period.

In the case where preliminary and final plan approval are concurrent, the five-year period shall be measured from the date of that concurrent approval.

In a case of a preliminary plan calling for the installation of improvements beyond the five-year period, a schedule shall be filed by the applicant with the preliminary plan delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed.

Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plan approval, until final plan approval has been granted to the final section.

Any modification in the aforesaid schedule shall be subject to approval of the Borough Council in its discretion.

Each section in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as shown on the preliminary plan, unless a lesser percentage is approved by the Borough Council in its discretion.

For any section or sections, beyond the initial section, in which the required improvements have not been substantially completed within the initial five-year period, the protections of § 147-14J above shall also apply to each subsequent section for an additional term of three years from the date of final plan approval of each section.

§ 147-15 Final plan submission requirements.

All final plans for subdivisions and/or land developments shall consist of two basic parts, the improvements construction plan and the record plan, and shall comply with the requirements of this section.

Improvements construction plan.

Drafting standards. The same standards shall be required for an improvements construction plan as for a preliminary plan, except that the horizontal scale of the plan and profile shall not exceed 50 feet to the inch and the vertical scale of the plan shall be two, four, five or 10 feet to the inch, whichever is most appropriate.

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, as 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 turnaround. This information shall include:

Horizontal plan. The horizontal plan shall show details of the horizontal layout as follows:

Information shown on the approved preliminary plan, including all items required by § 147-13E, Proposed features;

The beginning and end of proposed immediate construction;

Stations corresponding to those shown on the profiles;

The curb elevation at tangent points of horizontal curves, at road or alley intersections, and at the projected intersections of the curblines;

The location and size of sanitary sewers and lateral connections and water mains with distances between manholes, gas, electric and other utility pipes or conduits and of storm drains, inlets and manholes;

The location, type and size of curbs and all paving widths;

The location and type of fire hydrants and streetlights.

Profiles. The profiles shall show details as follows:

Profiles and elevations of the ground along the center lines of proposed streets;

Profiles of sanitary sewers with a profile over the sewer of the existing and finished ground surface showing manhole locations beginning at the lowest manhole;

Profiles of storm drains showing catch basins, inlet, and manhole locations, swales, ditches, etc.;

Profiles of water mains.

Cross sections. The cross section for each classification of street shall comply with the Borough's standards and specifications as minimum requirements. It shall show a typical cross section across the road with details of grading and construction as follows:

The ultimate right-of-way width and the location and width of the cartway;

The type, depth and crown of paving;

The type and size of curb;

When sidewalks are required, grading of the sidewalk area should be carried to the full width of the ultimate right-of-way;

The location, width, type and depth of sidewalks, when required;

The typical locations, size and depths of sewers and utilities;

Proposed grading to the ultimate right-of-way line.

Additional information. The following additional information shall be submitted with the final plan:

All required local, state, and federal permits shall be submitted. These permits may include: Montgomery County, PennDOT, or Borough permits; Department of Environmental Protection permits for drainage, stream alteration, dams, erosion, and sedimentation control, air pollution, or sanitary sewage facilities.

The following statements shall be required on the final plan:

"The approved improvement construction plan, a copy of which may be inspected at the Borough Office, has been made a part of the approved final plan."

"For access to a highway under the jurisdiction of the Pennsylvania Department of Transportation, a highway occupancy permit is required, pursuant to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428) known as the 'State Highway Law.'[1] Access to the state highway shall be only as authorized by the highway occupancy permit."

Editor's Note: For provisions of the State Highway Law see 36 P.S. § 670-101 et seq.

All engineering calculations which support the proposed improvements such as drainage calculations, sanitary facility design calculations, or structural calculations.

Sewage plan approval from DEP.

Recommendation of approval of the erosion and sediment control plan from the County Conservation District.

Record plan.

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 18 inches by 30 inches, or 24 inches by 36 inches. All lettering and lines should be drawn to be legible if the plan is reduced to half size.

Information to be shown. The plan, which shall include all portions of an approved preliminary plan, shall also show:

Basic information, as required for a preliminary plan, § 147-13C;

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;

Names or identification of the following:

Abutting owners;

All dimensional and technical descriptions of roads;

Easements;

Rights-of-way;

Open space, recreation, and/or other common use areas;

Other public improvements;

For land development plans, all additional information pertinent to the location of site improvements, including buildings, walks, parking, driveways, etc.

All lots deeded to the ultimate right-of-way so that a single deed may be drawn to the appropriate body having jurisdiction for the dedication of streets by the applicant;

Evidence that the plans are in conformance with Chapter 176, Zoning, and other applicable Borough ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception, waiver, or variance has been officially authorized;

The location, material and size of all monuments with reference to them;

Building setback lines with distances from the ultimate right-of-way line.

Certifications. When approved, the record plan must show:

The signature and seal of the registered engineer or surveyor certifying that the plan represents his work; that the monuments shown thereon exist as located; and that the dimensional and geodetic details are correct;

The signature of the applicant certifying his adoption of the plan;

The signature of the Borough Secretary, certifying that the Borough Council approved the final plan on the date shown:

Spaces shall be provided for the signatures of the Council members whose signatures are required;

Space shall be provided for the signature of the Borough Engineer.

A blank space shall be provided for the stamp and seal of the Montgomery County Planning Commission, located along the right-hand edge of the plan, four inches square.

§ 147-16 Final plan submission and review procedure.

Final plans shall be submitted and reviewed in accordance with the procedure contained in this section.

A final plan for an application that has been previously granted preliminary plan approval shall be approved by the Borough Council when they are assured that:

The final plan conforms to the approved preliminary plan;

All engineering and other technical details have been resolved to the satisfaction of the Borough Engineer, as evidenced by a letter from the Borough Engineer, and to the satisfaction of other technical advisors, when requested by the Council;

A signed recommendation is received from the Borough Planning Commission;

All financial security and legal agreements have been found satisfactory by the Borough Council, under the review and advice of the Borough Solicitor, all security has been posted, and all agreements have been executed.

When requested by the developer, in order to facilitate financing, the Borough Council shall furnish the applicant with a signed copy of a resolution indicating approval of the final plan contingent upon the applicant obtaining a satisfactory financial security.

The final plan shall not be signed nor recorded until the financial improvements agreement is executed.

The resolution of contingent approval shall expire and be deemed to be revoked if the financial security agreement is not executed within 90 days unless a written extension is granted by the Borough Council.

The plan complies in all respects with applicable Borough ordinances or that appropriate variances or waivers have been granted for features that do not comply;

All necessary permits have been obtained from the applicable regulatory agencies, authorities, or departments.

A final plan for an application that has not been previously granted preliminary plan approval may be granted concurrent preliminary and final plan approvals, in compliance with the following:

The final plan complies with both the preliminary and final plan submission requirements, §§ 147-13 and 147-15, herein;

The final plan is submitted and processed in compliance with § 147-14, Preliminary plan submission and review procedure;

The final plan complies with § 147-16A(2) through (6) above.

Processing steps for applications with previous preliminary approval.

Thirteen copies of the final plan and application shall be submitted to the Borough Secretary in person by the applicant or applicant's agent at the Borough Office during normal Borough business hours. Plans must be accompanied by the required escrow payment and Borough filing fees established in accordance with the current fee schedule adopted by resolution by the Borough Council;

[Amended 8-11-2005 by Ord. No. 331]

The plan submission date will be stamped on the plan and the application for final plan approval shall be placed on the agenda of the next regularly scheduled meeting of the Borough Planning Commission following the plan submission date;

[Amended 8-11-2005 by Ord. No. 331]

The Borough Council shall have a ninety-day time period to act on the plan unless the applicant has agreed in writing to an extension of the time period;

[Amended 8-11-2005 by Ord. No. 331]

The Borough Secretary shall distribute copies of the final plan in accordance with the distribution list as established by the internal procedure for the approval of subdivision and land development plans adopted by resolution by the Borough Council;

[Amended 8-11-2005 by Ord. No. 331]

The Borough Council shall consider the final plan at one or more of its public meetings during the allocated ninety-day time period;

The Borough Council shall grant final plan approval in compliance with § 147-16A above.

When the final plan is approved, the applicant shall present paper and linen or Mylar copies of the plan to be signed by Council, and the Borough Secretary, together with the date of the approval and official Borough Seal.

§ 147-17 Recording of final plan.

Within 90 days following final plan approval, the applicant shall record the final plan in the office of the Recorder of Deeds of Montgomery County.

In accordance with the Pennsylvania Municipalities Planning Code,[1] whenever final plan approval is required by a municipality, the Recorder of Deeds shall not accept any plan for recording unless it contains the official approval of the municipal governing body and certification of review by the County Planning Commission.

Editor's Note: See 53 P.S. § 10101 et seq.

Prior to recording, the applicant should present the municipally approved plan to the Montgomery County Planning Commission for its stamp and seal, with one paper copy made available to the County Planning Commission for its files.

§ 147-18 Minor plan submission requirements and review procedure.

Minor plans may be submitted and processed only for lot line adjustments, simple conveyances, and minor subdivision, as characterized herein, in accordance with the standards and requirements in this section.

Characteristic.

Lot line adjustment.

A proposal between two abutting, existing, legally approved and recorded lots;

A common lot line is proposed to be adjusted in terms of its location or configuration;

The land area of each lot may be different after adjustment, but the total lot area of the two lots will be unchanged;

No alteration will occur to the perimeter boundary lines;

Neither lot will violate the applicable dimensional requirements of Chapter 176, Zoning, as a result of the lot line adjustment;

Possible reasons for lot line adjustments include, but are not necessarily limited to:

Correcting errors regarding locations of existing improvements (e.g., if the driveway for Lot No. 1 is located on Lot No. 2);

Relating the line to definitive physical characteristics (e.g., to adjust the line to run along an existing hedgerow);

Preferences of the landowners involved.

Simple conveyance.

A proposal between two abutting, existing, legally approved and recorded lots;

A portion of one lot is being divided off to be conveyed to the owner of the abutting lot;

The land area of each lot will be different after conveyance, but the total lot area of the two lots will be unchanged;

The lot from which the land is being conveyed must be suitable in terms of the applicable dimensional requirements of Chapter 176, Zoning, so that after conveyance, it will remain in compliance with those requirements;

The land area being conveyed need not satisfy any of the dimensional requirements applicable to lotting in the district in which it is located, nor the street frontage requirements of Chapter 176, Zoning, provided that:

It is combined in common deed with the abutting lot to which it is being added; or

If not combined in common deed, it shall be deed restricted to the extent that it may not be transferred independently, but must be transferred together with the lot to which it is being functionally added by the process of simple conveyance.

Minor subdivision.

A subdivision proposal which would divide one existing lot into two lots, both of which will comply with the applicable dimensional requirements of the zoning district in which the existing lot is located;

The existing lot has sufficient frontage on an existing, improved public street to satisfy the applicable Borough requirements for lot frontage and/or access to a public street for both proposed lots;

The existing lot has not been a part of an approved subdivision proposal during the five years previous to the current application;

The subdivision will not require new road construction, road improvements, or the extension of existing utility lines;

The proposal will not involve significant stormwater and/or erosion control issues, as determined by the Borough Engineer;

Disqualification. The Borough Council may require standard preliminary plan submission in place of a minor plan when conditions warrant it, at the advice of the Borough Planning Commission or Engineer.

Plans for lot line adjustment, simple conveyance, and minor subdivision shall comply with the following submission requirements:

Drafting standards.

The plan shall be drawn to a standard engineering scale not exceeding 100 feet to the inch;

Sheet size shall be 15 inches by 18 inches, 18 inches by 30 inches, or 24 inches by 36 inches, appropriately related to the scale of the drawing; only one sheet shall be permitted;

Property lines shall be drawn and labeled in conformance with accepted surveying and civil engineering practices, including dimensions shown in feet and decimals and bearings shown in degrees, minutes and seconds.

Basic information to be shown on the plan.

Name and address of the applicant;

Name and address of any other property owner involved in the proposal;

Name and address and professional seal of the individual or firm that prepared the plan;

Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates;

North point and scale;

Location plan showing the relationship of the subject tract to the surrounding road network and major physical features;

The entire boundary lines of all lots involved in the proposal, with bearings and distances and lot areas;

(h)

A list of the basic dimensional requirements of the applicable zoning district;

(i)

Legend sufficient to indicate clearly between existing and proposed conditions;

(j)

Notes sufficient to describe what is being proposed and which land areas are to be transferred as a result of the proposal.

Existing and proposed features to be shown on the plan.

For lot line adjustments:

The lot line proposed to be adjusted, as it currently exists, shown as a dashed line, labeled "Lot Line to be Removed";

The lot line as it is proposed to be after adjustment, drawn using the standard lot line delineation at a heavier line weight than the other lot lines, and labeled "Proposed New Lot Line";

Any existing physical features of the site which are involved in the decision to adjust the line;

Any existing and/or proposed features which will be directly affected by the lot line adjustment.

For simple conveyances:

The land area to be conveyed, drawn in a manner which makes it readily identifiable:

The lot lines defining this area shall be drawn using the standard lot line delineation at a heavier line weight than the other lot lines;

Except that the lot line to be removed, when combining into common deed, shall be shown as a dashed line labeled "Lot Line to be Removed";

[c]

This area shall be labeled "This area to be Conveyed to (name)."

The area of the parcel being conveyed;

The areas of the previously existing lots and their areas following conveyance;

Any existing physical features of the site which may be involved in determining the location, size, and shape of the area to be conveyed;

Any existing and/or proposed site features which will be directly affected by the conveyance.

For minor subdivisions:

Existing features.

Streets bordering or crossing the tract, showing names, right-of-way and cartway widths, and surface conditions;

Approximate locations of sanitary and/or storm sewer lines, and water supply lines;

[c]

Location of all watercourses and limits of any flood-prone areas (data from Soil Survey and/or FEMA studies);

[d]

Contours obtained from U.S.G.S. maps;

[e]

Location and description of existing buildings and other structures, labeled "To Remain" or "To be Removed" as applicable, and location and description of existing buildings and other structures less than 50 feet beyond the tract boundaries;

[f]

Outer limits of tree masses;

[g]

Locations of any natural or man-made features which may affect the developability of the land, such as quarries, marshlands, etc., within the property and up to 50 feet beyond the tract boundaries;

[h]

Locations and descriptions of major utilities, such as pipelines and electric transmission lines, both above and below ground with a note describing additional setback or development restrictions required in their regard;

[i]

Areas subject to deed restrictions or easements;

Proposed features.

Layout and dimensions of both lots, including net lot areas;

All building setback lines;

[c]

Locations of on-site water supply and sewage disposal, if applicable;

[d]

Driveway locations.

Minor plan submission and review procedure.

[Amended 8-11-2005 by Ord. No. 331]

Thirteen copies of the final plan - minor subdivision shall be submitted to the Borough Secretary in person by the applicant or applicant's agent at the Borough Office during normal Borough business hours. Plans must be accompanied by the required escrow payment and Borough filing fees established in accordance with the current fee schedule adopted by resolution by the Borough Council.

The Borough Secretary will distribute copies of the final plan - minor subdivision in accordance with the distribution list as established by the internal procedure for the approval of subdivision and land development plans adopted by resolution by the Borough Council.

All minor plans shall be considered to be preliminary plans for the purposes of submission for review and approval and shall comply with the requirements of § 147-14, Preliminary plan submission and review procedure.

When a minor plan qualifies for approval in accordance with § 147-14I(2) or (3) herein, the minor plan may be granted concurrent preliminary and final plan approvals, provided that the plan includes the final plan certifications required by § 147-15C herein and complies with § 147-16A(2) through (6) herein.

A minor plan is not required to include any improvements, construction plan or a record plan as required by § 147-A and B herein.