§ 123-18. Preliminary plan submission requirements.

Preliminary plans shall be submitted for all proposed subdivisions and land developments not eligible for submission as a minor subdivision or a minor land development.

A. 

Contents of preliminary plans. Preliminary plans shall provide the required information as described in § 123-14, and in addition, land developments shall provide the information required in § 123-16 of this article. In addition, preliminary plans shall provide the information below:

(1) 

Existing features outside the tract. For a distance of 200 feet outside the boundary of the tract being subdivided or developed, the plan shall show the following information either by providing an aerial photograph attached to the plan or by providing the following information as deemed required by the Township Engineer:

(a) 

Property lines, present land use, zoning district and current owners.

(b) 

The location, names and width (both cartway and right-of-way) of existing and proposed streets.

(c) 

The location of private wells and on-site sewage disposal systems.

(d) 

The location and size of existing and proposed sanitary sewers, manholes, storm sewers and inlets.

(e) 

The location and size of all watercourses and the boundaries of floodplains.

(f) 

Man-made structures.

(g) 

Natural features, including topography. Steep slopes over 15% shall be delineated.

(h) 

Areas subject to covenants, deed restrictions or easements.

(i) 

Other information deemed necessary by the Township Engineer.

(2) 

Existing features within the tract. Within the tract to be subdivided or developed, the plan shall show all the information required in Subsection A(1) above, plus the following:

(a) 

The location, nature and use of all structure(s) located on the land, including the structures to be demolished, as well as those to be retained and/or preserved.

(b) 

If applicable, the location, names and dimensions of existing roads, including paving widths, curbline radii at intersections and road location tie-ins by courses and distances to the nearest road intersection.

(c) 

Existing contours shall be at vertical intervals of two feet. Where reasonably practicable, data shall refer to known established elevations or to the United States Geological Survey datum. One hundred feet shall be the largest horizontal distance between intervals.

(d) 

Areas of 15% or more in slope.

(e) 

Areas subject to deed restrictions or easements.

(f) 

The location and type of soil conditions as per the Montgomery County Soil Survey, 1967, or as amended or by other survey reports prepared by qualified agencies or firms; a description of each soil type, limitation of the soils for on-lot sewage disposal and erosion resistance levels with wetlands and hydric soils clearly labeled on the plan.

(g) 

The location, species and size of existing trees over eight inches in diameter measured 12 inches above the natural ground standing alone and their outer limits and the outer limits of tree masses; the location of quarries, marshlands and other topographical features which may affect the location of proposed streets or buildings. Label tree masses to show typical species of large trees present with trunks eight inches in diameter or more measured 12 inches above the natural ground. Trees in hedgerows, groves and woodlands shall be shown on the plan. Existing trees shown as masses must be labeled with an approximate quantity and caliper as calculated per § 123-51H on the plan.

(h) 

Other information deemed necessary by the Township.

(3) 

Proposed features and improvements within the tract. Within the tract to be subdivided or developed, the plan shall show the following information:

(a) 

The location of existing and proposed private wells and sewage disposal systems; documentation of approval of proposed sewerage systems by the Township sewage enforcement officer.

(b) 

The location and size of existing and proposed utilities above and below the ground, e.g., electric facilities, fire hydrants, gas mains and water lines.

(c) 

The location of soil test holes.

(d) 

If applicable, the location, names, widths and other dimensions of proposed roads, including paving widths, curblines, rights-of-way, curbline radii at intersections and street location tie-ins by courses and distances to the nearest road intersection.

(e) 

A tentative cross section and center-line profile for each proposed or widened cartway shown on the preliminary plan, including the profile for proposed sanitary sewers and storm drains, showing manholes, inlets and catch basins.

(f) 

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

(g) 

The plan shall reference any land to be dedicated or reserved for future road widening or other public or common use.

(h) 

The location and size of open space or recreation areas.

(i) 

A tentative sketch of future road and lot layout for remaining land not proposed for subdivision or development, showing integrated plans for developing the entire property. Such plans for future development shall not be included on the record plan.

(j) 

(Reserved)

(k) 

A tentative grading plan of proposed roads to an existing road at a point of 100 feet beyond the boundaries of the tract.

(l) 

A tentative grading plan around all proposed structures and improvements. A stormwater and erosion control plan shall be submitted in accordance with the requirements of the Township Stormwater and Erosion Control Ordinance.

Editor's Note: See Part 3, Stormwater and Erosion Control, of this chapter.

(m) 

Building setback lines (front yard lines) with distances from the ultimate right-of-way line and side and rear lines on all proposed lots.

(n) 

For any land development, total building coverage, total impervious coverage and the area of the total tract devoted to each use or group of uses.

(o) 

The location of accessory structures and facilities.

(p) 

A planting plan prepared, signed and sealed by a landscape architect shall be required for all landscaping, which shall clearly show and list the locations, size, species and number of plant materials proposed to be used, categorized to show conformance with the requirements of this Part 1. In addition, grading of the mounds, if used, shall also be shown using one-foot contour intervals, and all plantings must be shown to be clearly outside of any utility easements or right-of-ways. Planting schedule and specifications and tree protection fencing must be shown on the plan.

(q) 

Proposed contours at vertical intervals of two feet.

B. 

Floodplain areas.

(1) 

The regulations contained herein shall apply in those areas identified as floodplains, as defined in Article XXIV of Chapter 143, Zoning, as the Floodplain Conservation District. The Flood Boundary-Floodway Map shall be available in the Lower Providence Township Building for inspection. In regard to the adopted Floodplain Conservation District, the regulations contained herein shall apply to those areas defined and established as floodplains and not in conflict with the information provided in the Flood Insurance Study.

(2) 

The regulations contained herein are identified to conform to the requirements of Section 1910.3d of the National Flood Insurance Program, P.L. 93-234. Furthermore, it is the purpose of these regulations to:

(a) 

Regulate the subdivision and development of floodplain areas in order to promote the general health, welfare and safety of the community.

(b) 

Require that each subdivision lot or development site in floodplain areas be provided with a safe building site with adequate access and that public facilities which serve such sites be designed and installed to preclude flood damage at the time of initial construction.

(c) 

Protect individuals from buying lands which are unsuitable for use because of flood hazards by prohibiting the subdivision and development of unprotected floodplain areas.

(3) 

Prospective developers shall consult with the Zoning Officer to make a determination as to whether or not the proposed subdivision or land development is located within an identified floodplain.

(4) 

Where not prohibited by this or any other codes or ordinances, land located in a floodplain may be subdivided or developed with the provisions that the developer construct all buildings and structures to preclude flood damage in accordance with this and any other codes or ordinances regulating such development.

(5) 

Where the subdivision or land development lies partially or completely in a floodplain or where the subdivision or land development borders on a floodplain, the plan shall include detailed information identifying the following.

(a) 

The location and elevation of existing and proposed roads, water supply and sanitary facilities, building sites, structures, soil types and proposed floodproofing measures.

(b) 

Boundaries of the floodplain and the base flood elevation.

Amended 8-10-1992 by Ord. No. 384; 9-6-2001 by Ord. No. 458; 9-21-2006 by Ord. No. 555