[Added 3-17-1999 by Ord. No. 169]
A. Submission policy Applicants for subdivision and/or land development approval are strongly encouraged to submit a sketch plan to enable the Planing Commission to provide informal advice and guidance to an applicant prior to the preparation of preliminary plans
B. Submission requirements
(1) Sketch plans
(a) Sketch plans shall be considered as submitted for informal discussion between the developer and the Planning Commission Submission of a sketch plan does not constitute submission of an application for approval of a subdivision or land development plan
(b) For informational purposes, 14 copes of the sketch plan should be submitted to the Township Manager, for distribution to the Township Engineer, Planning Commission, Board of Supervisors and the Montgomery County Planning Commission
C. Plan contents
(1) Contents of sketch plans. Sketch plans shall be drawn legibly to scale but not necessarily showing precise dimensions and shall show at least the following information
(a) The name of the subdivision or land development and the name of municipality
(b) A location plan showing the subject tract and the surrounding road network, including a key map
(c) The name and address of the owner, agent, engineer, surveyor and architect, as applicable
(d) The tract boundary and location by deed plotting
(e) A North point and scale
(f) The existing and proposed road and lot (or structure) layout
(g) Significant topological and physical features, such as soils, floodplains, possible areas of wetlands, creeks or streams, steep slopes (over 10%), woodlands and existing structures
(h) Areas proposed to be reserved for stormwater runoff control
(i) Areas to be reserved for community facilities, open space, trails, etc
Any additional information that the applicant believes will help explain the proposal It is to the applicant's advantage to show as much information as possible Although the Planning Commission will discuss any plan presented, a lack of significant information may result in little useful guidance to the applicant
D. Review procedures
(1) Sketch plan review
(a) Sketch plans should be presented to the Township Planning Commission for informal discussion at a regularly scheduled Planning Commission meeting, following a request made to the Township Zoning Officer or Township Manager to be placed on the agenda
(b) The purpose of a sketch plan submission is to provide informal advice and guidance to an applicant prior to preparation of preliminary plans, and, therefore, it does not constitute a formal plan submission and is not subject to the time limits for review established by the Municipalities Planning Code 4 The Planning Commission will nevertheless attempt to provide an applicant with its comments on the sketch plan as quickly as is reasonably possible.
(c) The Township Planning Commission may make nonbinding suggestions and recommendations to the applicant during the meeting at which the plan is discussed These need not be presented in writing to the applicant However, suggestions should be summarized in the minutes of the Township Planning Commission for reference
(d) If a proposal is large or complex, the Township Planning Commission may defer completing its comments and recommendations until it has consulted its technical advisors However, the Planning Commission will try to expedite this informal review process
(e) The applicant may, if desired, request further review of the sketch plan by the Board of Supervisors. If further review is requested, the Board. after considering the written recommendations of the Planning Commission, all other agencies and the Township Engineer, shall advise the applicant as to plan modifications it shall deem necessary or advisable.
(f) Applicants may submit more than one sketch plan for a project (i.e , alternative plans) and may submit revised sketch plans after receiving initial comments on a sketch
(g) The Planning Commission's approval of a sketch plan is not intended to create any vested rights for the property or the developer within the meaning of the Municipalities Planning Code Rather, the sketch plan process is intended to provide the applicant with an insight to the Planning Commission's likely response to discretionary planning decisions and optional layouts for the proposed development before the significant engineering expense associated with a preliminary plan has been incurred Subdivision and land development applicants who choose to proceed without first obtaining Planning Commission reaction to a sketch plan may risk a greater possibility of a request for redesign of a submitted preliminary plan
The plan shall show or be accompanied by the following information
A. Drafting standards
(1) The scale shall be smaller than 100 feet to the inch and shall be accurate to within one part in 300, except that when parcels are over an acre in size, then that scale can be used
(2) Dimensions shall be in feet and decimals and bearings in degrees, minutes and seconds.
(3) The courses and distances of the boundary line survey of the entire land to be subdivided shall be shown The survey shall not have an error of closure greater than one part in 2,500
(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 numbered to show its relation to the total number of sheets in the plan, as "Sheet No 1 of 5 sheets "
(5) Where there are two or more sheets, a key map at a scale sufficient to show their relationship shall be furnished
B. Location and identification
(1) A title consisting of the name and address of the subdivider, developer or builder and the registered engineer or surveyor or qualified site planner.
(2) The name of the municipality and subdivision
(3) The date, scale and North point
(4) The entire tract boundary with bearings and distances.
(5) A key map relating the subdivision to at least three existing intersections of township roads
C. Existing features
(1) Within 400 feet of any part of the land being subdivided The location, names, width, radii and surface conditions of existing streets and alleys and those shown on the Township Official Map Summary of streets and -alleys, the location of watercourses, floodplains, sanitary sewers, storm drains, utilities above or below the ground and other similar features
(2) Within the land to be subdivided. The location, names, widths and other dimensions, including center-line courses, distances and curve data, paving widths, 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 drams, watercourses and drainage flows, floodplains, and the location and size of utilities above or below the ground and recreational areas
(3) Contours
(a) Contours at vertical intervals of five feet or, in the case of relatively level tracts, at such lesser intervals as may be necessary for study as determined by the Planning Commission or Township Engineer In no case shall the contour interval exceed 100 feet horizontally
(b) Datum to which contour elevations refer Where reasonably practicable, data shall refer to known, established elevations or the United States Geological Survey datum Steep slopes, those of 10% or greater, as delineated in USGS 7.5 Minute Quadrangles, the SCS Soil Survey of Montgomery County or determined through on-site measurement, shall be divided into two categories, areas with slopes of 10% to less than 18% and areas with slopes of 18% and more, and each category of steep slopes shall be plotted. [Amended 8-19-1998 by Ord. No. 166]
(4) Location and character of existing buildings, the location of quarries, wetlands, land subject to inundation and other topographical features which may affect the location of proposed streets or building. Measured distances from the center line of streets to buildings [Amended 5-19-1993 by Ord. No. 1311
(5) A tree survey plan and preliminary landscape plan in accordance with § 130-28E(1) and (2) [Amended 5-19-1993 by Ord. No. 1311
(6) The depth of the water table shall be noted on the plan or in a separate report along with the location of the test borings When percolation tests are required the location of the test holes shall be indicated A soil overlay shall be shown when required by the Township of Worcester
(7) Zoning requirements, if any, or requirements of any, township ordinance or resolution on and adjacent to the land to be subdivided
(8) The plan shall meet all other applicable requirements of this chapter and shall propose development for only those uses permitted by Chapter 150, Zoning, and be in compliance therewith [Added 10-10-1988 by Ord. No. 101]
(1) The layout of streets, alleys and crosswalks, including names and widths of cartway and ultimate right-of-way.
(2) The layout and dimensions of lots and net area.
(3) A reference to any land to be dedicated for public use
(4) Tentative grades to an existing street or to a point 400 feet beyond the boundaries of the subdivision.
(5) The location and size of sanitary sewers and storm ..
(6) All building setback lines, with distances from -the ultimate right-of-way line.
(7) Indication of any lots in which a use of other than residential is intended
(8) Where there are existing buildings located on the land being subdivided, the buildings that are to be demolished
(9) A statement on the plan showing the number of acres being subdivided, the number of lots, the type of buildings, character of buildings, linear feet of new streets, linear feet of streets to be widened and average lot size
E. Proposed improvements
(1) Tentative cross-section and center-line profiles for each proposed or widened street shown on preliminary plan, including a profile for proposed sanitary sewers and storm drains, showing manholes, inlets and catch basins
(2) Preliminary design of any bridges, culverts or other structures and appurtenances which may be required
F. Certificates When approved the preliminary plan must show
(1) The signature of the subdivider, developer or builder certifying his adoption of the plan
(2) The signature of the Township Secretary certifying that the Township Supervisors approve 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 fifty (50) feet to the inch, and the vertical scale of the profile shall be two (2), four (4) or ten (10) feet to the inch, whichever is most convenient
(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 turnaround 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] Beginning and end of the proposed immediate construction
[3] Stations corresponding to those shown on the profile
[4] Elevation of the curb at tangent points of horizontal curves at street 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 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 type of fire hydrants and streetlights [.Amended 5-19-1993 by Ord. No. 1311
(b) Profile The profile shall be a vertical section of the street with details W vertical alignment as follows
[1] Profiles and elevations of the ground along the center lines of proposed streets
[2] A profile of sanitary sewers with a profile over the sewer of the present and finished ground surface, showing manhole locations with stations beginning at the lowest manhole
[3) A profile of storm dram 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] Ultimate right-of-way width and the location and width of paving within the ultimate right-of-way
[2] The type, depth 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 depth of sidewalks when required
[6] The typical location, size and depths of sewers and utilities
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 twenty-four by thirty-six (24 x 36) inches, eighteen by thirty (18 x 30) inches or fifteen by eighteen (15 x 18) 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 (1) part in two thousand five hundred (2,500)
(c) The names of abutting owners, the 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, recreational areas and other public improvements within the land to be subdivided
(d) All lots are to be deeded to the side of public ultimate rights-of-way so that a single deed may be drawn to the governing body for the dedication of streets by the subdivider, developer or builder
(e) Evidence that the plans are in conformity with zoning, building, sanitation and other applicable township ordinances and regulations In any instance where such plans do not conform, evidence shall be presented that an exception has been officially authorized
(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
(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 Township Supervisors approved the plan on the date shown
