The procedures set forth in this article shall
be followed by all applicants proposing to subdivide or develop land
in Upper Providence Township.
Applicants shall be required to submit the following
plans:
A.
A tentative sketch plan as described in § 154-11 herein shall be submitted by an applicant requesting any of the following: a subdivision of a parcel of land into five or more residential lots, any residential land development, a subdivision or land development of a parcel of land involving any nonresidential use, and/or any change of, or to a nonresidential use. Said tentative sketch plan shall be submitted prior to the submission of a preliminary plan; applicants requesting to subdivide a parcel of land and/or develop a parcel of land not requiring a tentative sketch plan based on the criteria defined herein may proceed to submit a preliminary plan as described in § 154-12 herein without submitting a tentative sketch plan. If an applicant is exempt from a tentative sketch plan submission, based on the criteria defined herein, the applicant may elect to submit a tentative sketch plan, and if such is submitted, it shall be processed and approved in the same manner as a required tentative sketch plan.
[Amended 1-15-1990 by Ord. No. 296; 7-7-1997 by Ord. No.
364; 6-2-2008 by Ord. No. 490]
B.
A preliminary plan is required for all subdivisions
and land developments proposed within the Township.
C.
A final plan is required for all subdivisions and
land developments proposed within the Township.
D.
A land development plan shall be required whenever
the application for approval shall be construed to be a land development
in accordance with the definition of the same as provided in this
chapter. 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.
F.
Where the Board of Supervisors has approved a multibuilding
development plan, the owner thereof may subdivide, for mortgage purposes
only, the land upon which such buildings are to be constructed, and
the individual lots which are created as a result of such subdivision
shall be exempt from area, setback, buffer, frontage and other similar
requirements which are intended for application to the development
as a whole.
[Added 12-2-1985 by Ord. No. 255]
(1)
The foregoing shall be approved only if there is provided
a duly executed and acknowledged agreement, to be recorded at the
time of subdivision in a form acceptable to the Township Solicitor,
which:
(a)
Requires each of the subdivided lots to be operated
and maintained as an integral part of the previously approved development
plan in accordance with these regulations.
(b)
Ensures that each lot will have permanent means
of access and adequate parking.
(c)
Prohibits said lots from being treated as separate
development parcels at a future time.
(d)
Governs the formation of an association responsible
for the maintenance of all common areas, which shall be jointly owned
by the owners of the individual development parcels.
(2)
Where parking areas are included within a lot and
are intended to be used by more than one building or lot, such areas
shall be included within the common area maintenance agreement or
shall be governed by a separate cross-easement agreement. Such agreement
shall further provide that for all purposes, the entire development
shall be treated as one lot subject to all of the Township's then-enacted
ordinances and regulations.
G.
The Township may accept a simplified subdivision plan herein to be considered a minor subdivision in such instances in which a total of no more than two lots will result and all lots are to have frontage on an existing street. The only construction on any residentially zoned lot may involve the erection of a single-family detached structure and incidental or accessory development or the erection of agricultural structures. On nonresidentially zoned land, the subdivision cannot include any new construction. In such instances, a minor subdivision will only be accepted if it includes all of the land owned in said location by the landowner/applicant; it shall not be accepted for only a portion of a tract. A minor subdivision may also be accepted in cases wherein a lot line(s) is to be relocated or land is to be added to an existing lot from an adjacent tract of land, with no additional lot(s) being created and no new construction proposed except single-family development as herein above described and/or wherein agricultural use will occur on the lot(s). In the case of a lot line change or wherein land is to be added from an adjacent tract, common deeds shall be executed for all lots resulting from addition of land. For any minor subdivision, the applicant shall be required to include, at a minimum, those items in § 154-12C, D and E as may be relevant or necessary to evaluate the proposed plan. Any other information necessary for adequate plan review may be required by the Township.
[Added 7-7-1997 by Ord. No. 364; amended 10-1-2007 by Ord. No.
476]
An applicant submitting a tentative sketch plan
shall show the following information:
A.
A location plan showing the relationship of the subject
tract to the surrounding network and major physical features.
B.
The tract boundary, a North point and the location
by deed plotting.
C.
A plan at a scale of one inch equals 200 feet. If
the proposed plan cannot be represented on a single sheet at this
scale, the applicant should also submit a composite plan showing the
entire development proposal at a scale less than one inch equals 200
feet.
D.
The existing and proposed road, parking and lot (or
building) layout, as applicable.
E.
Significant topographical and physical features, such
as soil type boundaries, wetland areas, streams (waterways), ponds
and other surface waters, mapped or regulated floodplains, steep slopes,
woodlands and existing structures.
[Amended 3-15-2021 by Ord. No. 588]
F.
The intended use(s) of the tract.
G.
For land development, all the applicable items listed under § 154-14.
[Added 1-15-1990 by Ord. No. 296]
H.
Topography of the subject tract following the requirements contained in § 154-12C(4) herein. The use of PASDA LiDRA topographic contours is acceptable for the sketch plan submission only.
[Added 7-7-1997 by Ord. No. 364; amended 6-2-2008 by Ord. No.
490; 3-15-2021 by Ord. No. 588]
I.
General locations to be utilized for stormwater management.
The approximate land area to be covered by any detention or retention
basins should be indicated.
[Added 7-7-1997 by Ord. No. 364]
J.
Parcel number and block and unit number, as assigned
by the Montgomery County Board of Assessment.
[Added 7-7-1997 by Ord. No. 364]
K.
The six-digit Montgomery County Planning Commission
(MCPC) file number if such has been assigned to the plan in a previous
submission.
[Added 7-7-1997 by Ord. No. 364]
Applicants submitting a preliminary plan for
subdivision shall conform to the following standards:
A.
Drafting standards.
(1)
The scale of the plan shall not be smaller than 100
feet to the inch and shall be accurate to within one part in 300.
(2)
Dimensions shall be in feet or meters and decimals
and bearings in degrees, minutes and seconds.
(3)
The plan shall show the courses and distances of the
boundary line survey of the entire land to be subdivided.
(4)
The sheet or sheets shall be one of the following
sizes: 15 by 18 inches, 18 by 30 inches, or 24 by 36 inches. If more
than one sheet is necessary, each sheet shall be the same size and
consecutively numbered to show its relation to the total number of
sheets comprising the plan, i.e., Sheet No. 1 of 5 sheets, etc.
(5)
Where there are two or more sheets, a key map shall
be provided sufficient to show their relationship.
(6)
All plan lettering, words and numbers shall be at
least 0.1 inch in height.
[Added 1-15-1990 by Ord. No. 296]
B.
Location and identification. Each plan shall provide:
(1)
A title consisting of the name and address of the
property owner, subdivider, developer and the preparer of the plan;
specifically, the builder, registered engineer, surveyor, or qualified
site planner who developed the plan.
[Amended 1-15-1990 by Ord. No. 296; 8-1-2011 by Ord. No.
517]
(2)
The name of the subdivision, its location in terms
of significant bounding roads and the name of the municipality.
(3)
The date of preparation of the plan, the scale and
a North point.
(4)
The entire tract boundary with bearings and distances.
(5)
A location map drawn to scale relating the subdivision
to at least three existing intersections of Township roads.
[Amended 1-15-1990 by Ord. No. 296]
(6)
Parcel number and block and unit number, as assigned
by the Montgomery County Board of Assessment.
[Added 7-7-1997 by Ord. No. 364]
(7)
The six-digit Montgomery County Planning Commission
(MCPC) file number if such has been assigned to the plan in a previous
submission.
[Added 7-7-1997 by Ord. No. 364]
C.
Existing and proposed features.
[Amended 9-20-1982 by Ord. No. 232; 2-16-1987 by Ord. No.
264, 1-15-1990 by Ord. No. 296]
(1)
Topographic mapping; control monuments.
[Amended 6-2-2008 by Ord. No. 490; 3-15-2021 by Ord. No. 588]
(a)
All applicants for land development or subdivision
within the Township shall be provide topographic mapping of the site
by field survey or aerial mapping methods.
(b)
Mapping methods shall be to National Map Accuracy
Standards at a mapping scale of not less one inch equals 50 feet,
with but not limited to: two-foot contour intervals, high points,
low points, and other critical drainage points, etc. Mapping to depict
significant topographic features such as but not limited to: roadways,
buildings, driveways, walks, parking areas, manholes and inlets; above
ground features, contours and parcel boundary(ies) were plotted as
accurately as conditions permitted. Boundary information will not
be included. All mapping is to be on Pennsylvania State Plane coordinates,
[NAD 1983 (1992)], with elevations based on NAVD 1988 (as updated
by USGS).
(2)
Within 100 feet of any part of the land being subdivided
or developed, the plan shall show the location, names, widths (both
cartway and right-of-way) and surface conditions of all existing roads,
as well as the location of watercourses, bodies of water, floodplains,
wetlands, steep slopes, sanitary and storm sewers, on-lot sewage systems
and wells, utilities above and below ground and any other man-made
or natural features having an impact on the ability of the applicant
to subdivide the land in question and areas subject to deed restrictions.
A detail mapping of these features within 50 feet of the site is required.
An aerial photo may be used to show these feature as required beyond
50 feet from the site.
[Amended 6-2-2008 by Ord. No. 490; 3-15-2021 by Ord. No. 588]
(3)
Within land to be subdivided.
[Amended 6-2-2008 by Ord. No. 490]
(a)
Within the land to be subdivided, the plan shall
show the location, names, widths and other dimensions, including center-line
courses, distances and curve data, paving widths, curblines, rights-of-way
and curbline radii at intersections and street location tie-ins by
courses and distances to the nearest intersection of existing and
planned roads and alleys, as well as the location of watercourses,
bodies of waters, floodplains, wetlands, steep slopes, sanitary and
storm sewers, on-lot sewage systems and wells, utilities above and
below ground and any other man-made or natural features having an
impact on the ability of the applicant to subdivide the land in question
and areas subject to deed restrictions.
(b)
In addition, the plan shall show the location
and character of existing buildings, the locations, species and sizes
of trees standing along the outer limits of tree masses and the location
of quarries, marshland, and other topographical features which may
affect the location of proposed roads or buildings.
(4)
The plan shall show contours at vertical intervals
of two feet. These contours may be established by field survey or
taken from aerial photography. In locations where the contour intervals
exceed 100 feet horizontally, spot elevations shall be used. The use
of contours from United States Geological Survey maps or other sources
may be allowed only upon Township approval. Contours shall extend
at least 50 feet beyond the property lines of the proposed subdivision
or development.
[Amended 6-2-2008 by Ord. No. 490]
(5)
All plans shall be drawn to assure that:
(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 flood damage.
(c)
Adequate drainage is provided so as to reduce
exposure to flood hazards.
(d)
The developer has reviewed the site for wetland
area constraints and designed the plans to protect the wetlands or
applied for permits as needed to intrude upon the wetlands.
(6)
The developer shall provide a document which is certified
by a qualified engineer which states that adequate precautions against
flood damage have been taken with respect to the design of any buildings
or structures located wholly or partially within the flood-prone area.
The document shall contain any and all data and calculations the Township
Engineer shall deem necessary.
(7)
The developer shall submit the required plans and
supplemental data to the following agencies when applicable: The Department
of Environment Protection, the Corps of Engineers, the Montgomery
County Conservation District, the Township Municipal Authority Engineer
and the Township Fire Marshal.
[Amended 6-2-2008 by Ord. No. 490]
(8)
The plan shall show the measured distances from the
ultimate rights-of-way of existing and proposed roads to existing
and proposed buildings and parking areas.
(9)
The depth of the water table shall be noted on the
plan or in a separate report, along with the location of test borings.
For on-site sewage disposal systems, the plan shall show the location
of percolation and deep-hole tests, as well as the date(s) and results
of the tests.
(10)
The plan shall include zoning district boundaries
and zoning data requirements and the requirements of any other Township
ordinance or Zoning Hearing Board decisions, if any, on both the land
to be subdivided and the adjacent land.
D.
Proposed road and lot layout.
(1)
The plan shall show the layout of all streets, alleys
and walkways, including the names and widths of cartways and rights-of-way.
(2)
The plan shall show the layout and dimensions of all
lots and the net lot area of each.
(3)
The plan shall reference any land to be dedicated
for public or common use.
(4)
The plan shall show preliminary profiles for all new
roads and existing roads which are adjacent to the tract. Profiles
shall extend onto adjacent land at least 200 feet when the roadway
is proposed to the property line.
[Amended 1-15-1990 by Ord. No. 296]
(5)
The plan shall show the location and size of the sanitary
sewers, water systems and storm drains proposed to serve the subdivision.
Drainage computations and a drainage area plan shall be provided for
review by the Township. Profiles shall be provided for sanitary and
storm sewers when the roadway profiles cannot be utilized.
[Amended 1-15-1990 by Ord. No. 296]
(6)
The plan shall show all building setback lines with
distances from the right-of-way line.
(7)
The plan shall indicate those lots or areas which
shall contain a use or uses other than residential.
(8)
When there are existing buildings located on the land
being subdivided, the buildings to be demolished, as well as those
to be retained, shall be indicated.
(9)
The plan shall include a statement showing the number
of acres being subdivided, the number of lots created, the type and
number of buildings and their character, the linear feet of new roads;
the linear feet of roads to be widened, the minimum, maximum and average
lot sizes and the type of sanitary sewer and water facilities.
[Amended 1-15-1990 by Ord. No. 296]
E.
Proposed improvements.
F.
Certificates. Upon approval, the preliminary plan
must show:
G.
Landscape plan requirements. Where required, a landscape
plan, complying with all landscaping requirements of this chapter,
shall be submitted along with all preliminary land development plans.
The minimum requirements for all landscape plans are as follows:
[Added 9-21-1998 by Ord. No. 376]
(1)
The plan shall be prepared by a registered landscape
architect or other qualified professional recognized by the Commonwealth
of Pennsylvania.
(2)
The plan shall show the following:
(a)
All existing specimen trees located by survey,
with type, caliper and general health noted.
(b)
The location and type of proposed plant material,
keyed to a plant list.
(c)
Trees and shrubs graphically shown at 10 years'
growth.
(d)
A plant list to include: key, quantity, common
name, botanical name, size (in accordance with current American Standard
for Nursery Stock), spacing, root ball specifications (balled and
burlapped, bare root, container, etc.), and mature growth heights
and widths.
[Amended 8-1-2011 by Ord. No. 517]
(e)
Plant species with hardiness of Zone 5 (if based
on Arnold Arboretum chart) or Zone 6 (if based on United States Department
of Agriculture chart) or species generally grown in the vicinity of
Upper Providence Township.
(f)
Existing trees to remain.
(g)
The limit of the clearing line.
(h)
The tree protection zone and detail.
(i)
Deciduous and evergreen tree, shrub and ground
cover planting details.
(j)
The proposed berm grading.
(k)
The location of existing and proposed sewer
and water lines.
(l)
Areas to be seeded or sodded.
(m)
The location of bed lines.
(n)
The location of all proposed pedestrian paths
or sidewalks on the site and in the parking areas; in the parking
areas, pedestrianways shall be distinguished by striping or change
in color and/or material.
(o)
The location of existing and proposed utilities, including transformers,
boxes, and other equipment related to existing and proposed utilities.
[Added 8-1-2011 by Ord. No. 517]
(p)
Landscape plans shall include match lines and any phasing information.
[Added 8-1-2011 by Ord. No. 517]
(3)
The plan shall include the following notes:
(a)
All beds shall have three inches of shredded
hardwood mulch or equal.
(b)
Tree wrap shall be removed at the end of the
guaranty period.
(c)
Do not cut the leader of deciduous trees.
(d)
No deciduous shade trees will be located closer
than 10 feet to sanitary and water utilities.
(e)
No plants, except ground cover, shall be planted
less than five feet from a structure, walks or curblines.
(f)
All plant materials shall be of nursery stock,
balled and burlapped. It shall be of symmetrical growth, typical of
its species or variety, certified free of insects, pests and disease,
have a normal growth habit, and a vigorous healthy root system.
[Amended 8-1-2011 by Ord. No. 517]
(g)
All plant material shall be guaranteed for a period of 18 months in the same manner as other required improvements, according to § 154-56C of this chapter.
(h)
All planting materials shall meet the minimum standards of the most
recent edition of the American Standard for Nursery Stock by the American
Nursery and Landscape Association for health, form, and root condition.
[Added 8-1-2011 by Ord. No. 517]
(i)
All trees and shrubs shall have been grown under climatic conditions
similar to those in the Township.
[Added 8-1-2011 by Ord. No. 517]
(j)
Plant material shall not be planted until the finished grading has
been completed.
[Added 8-1-2011 by Ord. No. 517]
(k)
Trees and shrubs shall bear the same relationship to the finished
grade in the new development as they did in the nursery.
[Added 8-1-2011 by Ord. No. 517]
(l)
The landscape contractor shall provide all plant materials as specified
in the plant schedule and shall install all material in accordance
with the planting details, notes and specifications in the approved
landscape plans.
[Added 8-1-2011 by Ord. No. 517]
(m)
Any substitutions of plant materials must be reviewed and approved
by the Township before installation.
[Added 8-1-2011 by Ord. No. 517]
(n)
It shall be the responsibility of the developer to adequately and
properly maintain the landscape areas, including watering, fertilizing
to maintain healthy growth, pruning, weeding, and cleaning debris
prior to the end of the guarantee period.
[Added 8-1-2011 by Ord. No. 517]
(4)
In order to comply with the specific requirements
of this section, it is intended that the exact number and location
of plant materials is to be determined through the preparation of
the required landscape plan. Any modifications to account for specific
site conditions shall be recommended during the review of this plan.
Township staff and appropriate Township consultants shall review the
landscape plan along with the preliminary land development plan.
H.
A lighting plan for all facilities other than streetlighting
shall be prepared and provided to the Township Lighting Consultant
and the Township Engineer and must include:
[Added 6-3-2002 by Ord. No. 416]
Applicants submitting a final plan for subdivision
shall conform to the following standards:
A.
Improvements construction plan.
(1)
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 be at least
50 feet to the inch and the vertical scale shall be five feet to the
inch.
[Amended 1-15-1990 by Ord. No. 296]
(2)
Information to be shown. The plan shall contain sufficient
information to provide working plans for the construction of the proposed
roads or any portion thereof, including all appurtenances, sewers
and utilities, as shown on the approved preliminary plan from one
existing or approved road to another or, in the case of a cul-de-sac,
to its turnaround. Said information shall include:
(a)
Horizontal plan. The horizontal plan shall show
details of the horizontal layout as follows:
[1]
Information shown on the approved preliminary
plan.
[2]
The beginning and end of the proposed immediate
construction.
[3]
Stations corresponding to those shown on the
profile.
[4]
The curb elevation at tangent points or horizontal
curves at road or alley intersections and at the projected intersections
of the curblines.
[5]
The location and size of sanitary sewers and
lateral connections with distances between manholes, 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 all
paving widths.
[7]
The location and species of all shade trees
and the location and types of fire hydrants and streetlights.
[8]
All utilities shall be shown together on the
same sheet.
[Added 1-15-1990 by Ord. No. 296]
(b)
Profiles. Profiles shall be provided for the
following:
[Amended 1-15-1990 by Ord. No. 296]
[1]
Profiles of sanitary sewers with a profile over
the sewer of the present and finished ground surface, showing manhole
locations beginning at the lowest manhole.
[2]
Profiles of all existing and proposed roadways
with grades at least every 50 feet of the original ground and finished
grade.
[Amended 1-15-1990 by Ord. No. 296]
[3]
Profiles of storm drains showing the location
of endwalls, inlets, manholes and all other structures.
[Amended 1-15-1990 by Ord. No. 296]
(c)
Cross-section. The cross-section shall comply
with the Township Engineer'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:
[1]
The road and the location and width of paving
within the road.
[2]
The type, depth and crown of paving.
[3]
The type and size of curb.
[4]
When sidewalks are required, grading of the
sidewalk area should be carried to the full width of the road, and
slopes of cut or fill extended beyond the road.
[5]
The location, width, type and depth of sidewalks,
when required.
[6]
The typical location, size and depths of sewers
and utilities.
[7]
A note shall be placed on the plan which indicates
that on underdrain, extra-depth stone base or fabric may be required
by the Township when field conditions indicate a need for such requirements.
[Added 1-15-1990 by Ord. No. 296]
B.
Record plan.
(1)
Drafting standards.
[Amended 1-15-1990 by Ord. No. 296]
(a)
The same standards shall be required for the
record plan as for a preliminary plan.
(b)
The plan shall be placed on sheet sizes of 15
by 18 inches, 18 by 30 inches or 24 by 36 inches.
(c)
All plan lettering, words and numbers shall
be at least 0.1 inch in height.
(d)
The plan shall have a written and graphic scale,
and a listing of all the plan sheets which are a part of the construction
design.
(e)
The plan shall have a two-inch-wide margin on
the left edge of the plan to allow for binding in a record volume.
[Added 7-7-1997 by Ord. No. 364]
(2)
Information to be shown. The plan, which shall include
all portions 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 10,000.
[Amended 6-2-2008 by Ord. No. 490]
(c)
The names of abutting owners, the names, locations,
widths and other dimensions of all roads, including center line courses,
distances and curve data, and descriptive data of ultimate right-of-way
lines so that a single deed may be drawn to the appropriate authority
for the dedication of roads by the subdivider, developer or builder.
(d)
Evidence should be provided that the plans are in conformance with Chapter 182, Zoning, 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 authorized.
(e)
The location, material and size of all monuments
with reference to them.
(f)
Building envelope with distances from the ultimate
right-of-way line and/or property lines.
[Amended 1-15-1990 by Ord. No. 296]
(g)
Restrictions in the deed affecting the subdivision
of the property.
(h)
One of the following requirements shall be placed
on the plan as designated by the Township:
[Added 1-15-1990 by Ord. No. 296]
(i)
The plan should indicate all easements and their
dimensions, limits of the floodplains, steep slopes, and wetlands
and all other restrictions to the building areas.
[Added 1-15-1990 by Ord. No. 296]
(3)
Certificates. Before approval, the following applicable
certifications shall appear on the record plan. All certifications
shall be properly signed and sealed.
[Amended 9-20-1982 by Ord. No. 232; 1-15-1990 by Ord. No.
296]
(a)
Owner's certification.
|
Commonwealth of Pennsylvania
County of Montgomery
| |||
|---|---|---|---|
|
On the day of _________________ ____, before
me, the subscriber, a Notary Public of the Commonwealth of Pennsylvania,
residing in _______________________________, personally appeared _______________________,
who acknowledged himself (themselves) to be the owner(s) of the land
shown hereon. All necessary approvals of this plan have been obtained
and is endorsed thereon and I (we) desire that this plan be duly recorded.
| |||
|
Notary Public
|
My Commission Expires
| ||
|
I (We) do hereby certify that I am (we are)
the sole registered owner(s) of the land herein subdivided and that
there are no suits pending affecting the title of the same and that
I (we) do hereby adopt this plan and desire the same to be recorded.
I (We) do further save the Township harmless and indemnify the Township
of Upper Providence against any liability or loss resulting from the
subdivision or development of this plat, for whatever reason present
or future.
| |||
|
Owner
|
Owner
| ||
(b)
Corporate certification.
|
Commonwealth of Pennsylvania
County of Montgomery
| ||||
|
On the _______ day of ______________________
before me, the subscriber, a Notary Public of the Commonwealth of
Pennsylvania, residing in ____________________ personally appeared
_____________________________, who acknowledged himself to be the
_____________ of_________________________, a corporation, and that
as such being authorized to do so, he executed the foregoing plan
by signing the name of said corporation by himself as that said corporation
is the owner of the land shown hereon. All necessary approvals of
this plan have been obtained and is endorsed thereon and said corporation
desires that this plan be duly recorded.
| ||||
|
Notary Public
|
My Commission Expires
| |||
|
I, ___________________________, acknowledge
myself to be the _________________________ of _______________________________________,
a corporation, and that as such being authorized to do so, hereby
certify that the corporation is the sole registered owner of the land
herein subdivided and that there are no suits pending affecting the
title of the same and that I do hereby adopt this plan and desire
the same to be recorded. I do further save the Township harmless and
indemnify the Township of Upper Providence against any liability or
loss resulting from the subdivision or development of this plat for
whatever reason present or future.
| ||||
|
Corporate Official
|
Office
| |||
(c)
Surveyor's certification.
|
I hereby certify that the plan shown and described
hereon, as well as all other drawings which are a part of this plan
set, are true and correct to the accuracy required by the Upper Providence
Township Subdivision and Land Development Ordinance and were prepared
by me or under my direction, for which I accept full responsibility,
and represent a field survey performed by me or under my direction.
The existing perimeter monuments shown hereon have been located as
part of the survey and all other proposed perimeter monuments shall
be set.
| ||||
|
Date
|
Surveyor
| |||
(d)
Township Supervisor's certification.
|
This plan has been approved by Upper Providence
Township Board of Supervisors this ____ day of ___________________,
____.
| ||||
|
Chairman
|
Attested: Township Manager
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(e)
Wetlands certification.
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I do hereby certify that the delineation of
the wetlands shown on this plan is in accordance with the findings
of my field investigation and that I have determined these limits
based upon the Corps of Engineer guidelines.
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Date
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Signature
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(f)
County recording note.
|
Recorded in the office of the Recorder of Deeds
in Norristown, Pennsylvania, in Plan Book ________, Page _________,
on the _____ day of _________________, ____.
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(g)
A block at least 3 1/2 inches by two inches
shall also be provided for placement of the stamp and seal of the
Montgomery County Planning Commission; this block shall be located
within one inch of the right hand plan border.
[Amended 7-7-1997 by Ord. No. 364]
(h)
Permits. The developer shall obtain all necessary
permits and approvals from all governmental agencies which have jurisdiction
over this project unless a waiver is granted by the Board of Supervisors.
This would include such agencies as follows: the Pennsylvania Department
of Transportation, Pennsylvania Department of Environmental Protection,
United States Army Corps of Engineers, etc.
[Added 1-15-1990 by Ord. No. 296; amended 6-2-2008 by Ord. No.
490]
(i)
The plan should indicate all easements and their dimensions, limits of the floodplains, steep slopes, and wetlands and all other restrictions to the building area. The record plan shall also include a note detailing the nature of the easement restriction and a reference to the easement regulations within Chapter 182, Zoning Code, of Upper Providence Township.
[Added 6-2-2008 by Ord. No. 490]
[Amended 1-15-1990 by Ord. No. 296]
Applicants submitting a land development plan shall be required to show the following information as part of the tentative sketch plan submission or the preliminary plan if such is the first submission, in addition to the applicable information in §§ 154-12 and 154-13 of this article.
A.
Man-made features for the use of two or more prospective
occupants.
B.
The lot size, floor area or gross leasable area, as
applicable.
C.
The present and requested zoning classification and
applicable standards with which compliance is necessary for granting
final approval.
D.
The density and/or intensity of use, including the
bedroom mix, if applicable.
E.
The total building coverage and the area of the total
tract devoted to each use or group of uses, if applicable.
F.
The location and placement of accessory structures
and facilities.
G.
All roads, parking facilities and pedestrianways,
including the total number of parking spaces.
H.
The areas of proposed common open space, if any, or
recreation or other community facilities.
I.
A conceptual site utilization layout defining the
general location of all proposed uses and activities.
J.
Specifications for required improvements and changes
to be effected upon the existing terrain or existing structures thereon.
K.
All covenants relating to use.
L.
Parcel number and block and unit number, as assigned
by the Montgomery County Board of Assessment.
[Added 7-7-1997 by Ord. No. 364]
M.
The six-digit Montgomery County Planning Commission
(MCPC) file number if such as been assigned to the plan in a previous
submission.
[Added 7-7-1997 by Ord. No. 364]
The following plan processing procedures shall
be followed by all applicants for approval of a subdivision or land
development plan:
B.
The applicant shall submit not less than six copies
of each plan to the Township Manager. All plan submissions must include
an electronic copy of all submission documents in a commonly used
format.
[Amended 3-15-2021 by Ord. No. 588]
C.
Each plan, whether tentative, preliminary or final,
shall be filed one at a time; no subsequent plans shall be filed until
a decision on the preceding plan has been reached, unless otherwise
approved by the Township Zoning Officer.
[Amended 3-15-2021 by Ord. No. 588]
D.
When the decision reached concerning an application for approval of a specific plan results in a denial of the plan, then the applicant, when and if he should reapply requesting approval of the plan, shall do so in accordance with the plan sequence outlined in Subsection A herein and the additional procedures below.
E.
Applications for approval of a subdivision or land
development plan shall be received by the Township Manager or his
designated agent. Submittal and processing of plans and specifications
for such plans shall accompany the applications.
F.
The applicant or his agent shall be required to appear
in person at the Township Building in order to make application for
approval of a plan and file plans therewith, or plans, reports, and
applications may be submitted via a parcel delivery service, verification
of delivery is solely the responsibility of the applicant or their
agent.
[Amended 3-15-2021 by Ord. No. 588]
G.
Formal application shall be received on the first
Monday of each month, from which time all applications for approval
of a plan, whether preliminary or final, shall be acted upon by the
Board of Supervisors, and such decision shall be communicated to the
applicant, in writing, not later than the prescribed time period after
the date of formal application as is required for such response.
H.
Any application for approval of a subdivision or land
development plan shall not be received until the required fees and
subdivision and land development plan checklist requirements have
been met.
I.
From the time an application for approval of the plan
is received, and while such application is pending approval or disapproval,
no change or amendment of zoning, subdivision or other governing ordinance
or plan shall affect the decision on such application adversely to
the applicant. The applicant shall be entitled to a decision in accordance
with the provisions of the governing ordinances or plans as they stood
at the time the application was received.
[Added 4-2-1984 by Ord. No. 243]
J.
Schedule of plan processing steps.
(1)
Applications for subdivision or land development,
accompanied by six copies of the proposed plan, shall be received
at the Township Building by the Township Manager. All plan submissions
must include an electronic copy of all submission documents in a commonly
used format.
[Amended 3-15-2021 by Ord. No. 588]
(2)
The date shall be stamped on each copy of the plan,
and fees shall be received:
[Amended 3-15-2021 by Ord. No. 588]
(a)
The Township filing fee.
(b)
The Township escrow fee, or in the case of an
existing escrow account the amount to bring the escrow account to
the amount required by the current Township Fee Schedule.
(c)
The Act 247 Fee levied by Montgomery County Planning Commission
(MCPC) may be paid to the Township or the applicant or their agent
may wait to be billed by MCPC per their current policy and procedure.
(3)
A cursory examination of the plan will be conducted
to ensure basic compliance with the plan submission requirements of
this article. Applicants will be notified of not meeting plan submission
requirements or the official date of acceptance and application of
the Municipalities Planning Code deadlines within five business days
by the Township Zoning Officer in writing.
[Amended 3-15-2021 by Ord. No. 588]
(4)
The Township Manager, or their designee, shall distribute
physical copies or electronic copies of all submitted material to
the following persons, agencies or groups:
[Amended 3-15-2021 by Ord. No. 588]
(a)
The Montgomery County Planning Commission.
(b)
The Township Engineer.
(c)
The Township Traffic Engineer.
(d)
Spring-Ford School District.
(e)
The Board of Supervisors.
(f)
The Township staff as determined appropriate.
(g)
The Township Planning Commission.
(h)
The Township Fire Marshal or their designee.
(i)
The Zoning Officer.
(5)
The application for approval of a subdivision or land development plan shall be placed on a future agenda of the Township Planning Commission and heard within a time outlined by Subsection J(7).
[Amended 1-15-1990 by Ord. No. 296; 3-15-2021 by Ord. No. 588]
(6)
Recommendations of the Montgomery County Planning
Commission, the Township Planning Commission, the Township Engineer
and others shall be submitted to the Zoning Officer/Director of Planning
as soon as feasible.
[Amended 1-15-1990 by Ord. No. 296; 3-15-2021 by Ord. No. 588]
(7)
All plans shall be acted upon within 90 days. The
ninety-day period shall begin to run on the date of the first regularly
scheduled Planning Commission meeting occurring after the plan is
filed, unless that meeting is more than 30 days after the plan is
filed, in which case the plan shall be decided upon within 120 days
of the filing of the plan.
[Amended 12-10-1979 by Ord. No. 213; 1-15-1990 by Ord. No.
296; 3-15-2021 by Ord. No. 588]
(a)
If the Board approves the plan, the Township
Manager will so certify thereon and two copies of the approved plan
will be forwarded to the applicant. The applicant would then resubmit
four copies of the approved plan, one paper copy and three linen copies
for seal and signatures.
(b)
The Township may elect to grant approval of
a plat, whether preliminary or final, subject to conditions acceptable
to the applicant. If such conditional approval is given by the Township,
the applicant shall be required to accept or reject the conditions
by giving written notice of the applicant's acceptance or rejection
within 10 days after notice of the Township's conditional approval
has been communicated to the applicant personally or mailed to him
at his last known address. Any such conditional approval shall be
rescinded automatically upon the applicant's failure to accept or
reject the conditions within such ten-day period.
(c)
If the Board disapproves the plan, the Township
Manager will notify the applicant, in writing, of the defects in the
application, will describe the requirements which have not been met
and shall cite the provisions of state law or Township ordinance relied
upon.
(8)
When an approval or conditional approval of a plan
is granted, no subsequent change or amendment in zoning, subdivision
or other governing ordinance or plan shall be applied to adversely
affect the right of the applicant to commence and to complete any
aspect of the approved development in accordance with the terms of
such approval within five years from such approval unless said period
is extended by the Board of Supervisors. Where final plan approval
is preceded by preliminary approval, the five-year period shall be
counted from the date of preliminary approval.
[Amended 4-2-1984 by Ord. No. 243; 7-7-1997 by Ord. No.
364]
(9)
In addition, where the landowner has substantially
completed the required improvements as depicted on the final plat
within the five-year limit or any extension thereof as may be granted
by the Board of Supervisors, no change of municipal ordinance or plan
enacted after the date of the filing of the preliminary plan shall
modify or revoke any aspect of the approved final plan pertaining
to zoning classification or density, lot, building, road or utility
location.
[Amended 4-2-1984 by Ord. No. 243]
(10)
(10) 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:
[Added 4-2-1984 by Ord. No. 243]
(a)
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 Supervisors.
(b)
In the case of residential subdivision 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 Supervisors
may approve a lesser percentage.
(c)
If the landowner does not adhere to the schedule
of submission of final plans for the various sections, then any changes
in zoning, subdivision or other governing ordinances enacted after
the date of the initial preliminary plan submission shall affect his
property.
(d)
If the landowner does not default with regard
to the schedule of submission of the final plan 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 classification or density, lot, building,
road or utility location.
[Amended 1-15-1990 by Ord. No. 296]
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.
A.
In accordance with the Pennsylvania Municipalities
Planning Code, 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.
B.
Prior to recording, the applicant should present the
municipality-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.
