Code Book
Code of the Township of Abington                                    [ Back to Table of Contents ]

Search This Page Type in the text you wish to locate on this page (press the "Find" button again or "Alt +S" to continue the search and find the next instance of the word you are looking for):

PART II GENERAL LEGISLATION: Chapter 146, SUBDIVISION AND LAND DEVELOPMENT

[HISTORY: Adopted by the Board of Commissioners of the Township of Abington 6-13-1991 by Ord. No. 1697. (This ordinance also repealed former Ch. 146, Subdivision of Land, adopted 12-14-1961 by Ord. No. 1048, as amended.) Amendments noted where applicable.]

GENERAL REFERENCES

Planning Commission -- See Ch. 31.

Building construction -- See Ch. 62.

Numbering of buildings -- See Ch. 111.

Real estate registry -- See Ch. 125.

Sewers and sewage -- See Ch. 132.

Streets and sidewalks -- See Ch. 143.

ARTICLE I, General Provisions

146-1. Establishment; title.

A. This chapter establishes regulations and standards governing subdivision and land development within the Township of Abington, setting forth the procedures to be followed by the Board of Commissioners, Planning Commission and authorized municipal personnel in administering the provisions set forth and establishing the penalties for the violation thereof.

B. This chapter amends Chapter 146 of the Abington Township Code by deleting it in its entirety and replacing it with the contents herein.

C. This chapter shall be known and may be cited as the "Subdivision and Land Development Regulations of the Township of Abington."

146-2. Adoption; repealer; when effective.

A. The Board of Commissioners of the Township of Abington herein adopt an ordinance establishing regulations and standards governing the approval of subdivision and land development within the municipality.

B. These regulations shall become effective five days after adoption and shall remain in effect until modified, amended or rescinded by the Board of Commissioners.

C. All previous municipal subdivision and land development regulations and subsequent amendments thereto are hereby repealed.

146-3. Purpose.

This chapter is established to regulate and control the subdivision and development of land within the Township of Abington, so as to provide for:

A. Sites suitable for building purposes and human habitation;

B. The harmonious development of the community in conformance with the Township Comprehensive Plan and Zoning Ordinance;EN

C. The installation, coordination and expansion of facilities such as drainage, sewerage, streets, utilities and improvements; and

D. Subdivision and development of land to promote and protect the health, safety and general welfare of the community.

146-4. Statutory authority; submission of plans.

A. Article V of the Pennsylvania Municipalities Planning Code, Act 247 of 1968, latest revision by Act 170 of 1988,EN provides that the Township of Abington may regulate subdivision and land development by enacting an ordinance for that purpose.

B. This chapter requires that all plans for the subdivision or development of land lying within the Township of Abington are to be submitted to the Board of Commissioners for approval, in accordance with the procedures set forth in this chapter.

C. Illustrations in this chapter are not part of the chapter, but are included herein for purposes of explanation and clarification.

146-5. Interpretation.

A. In interpreting and applying the provisions of this chapter, the Board of Commissioners shall hold them to be the minimal standards for the promotion of the public health, safety and general welfare.

B. Where the provisions of this chapter impose greater restriction than those of any other ordinance or statute, this chapter shall prevail. Where the provisions of other ordinances or statutes impose greater restriction than this chapter, those regulations shall prevail.

146-6. Plan approval required; restrictions.

A. Plan approval required. No individual, partnership, corporation or other entity shall subdivide or develop land in the Township of Abington unless and until a final plan thereof has been:

(1) Prepared and submitted according to the provisions of this chapter;

(2) Approved, in writing thereon, by the Board of Commissioners;

(3) Where applicable, secured by the completion of public improvements or by financial security to guarantee completion of public improvements; and

(4) Recorded by the County Recorder of Deeds.

B. Restriction. No subdivision or development of any lot, tract or parcel of land shall be made, no street, sanitary or storm sewer, water main or other improvement in conjunction therewith shall be laid out, constructed, opened or dedicated for public use or for the common use of occupants of buildings on or abutting said lot, tract or parcel of land nor shall any lot in a subdivision or potential land development site be sold or issued permits to erect, alter or repair any building thereon unless there is a final plan and until the final plan therefor complies with the provisions of this chapter.

ARTICLE II, Definitions

146-7. Word use.

A. For the purpose of this chapter, the words and terms used herein shall be interpreted as follows:

(1) Words in the singular include the plural, and those in the plural include the singular.

(2) Words used in the present tense include the future tense.

(3) Reference made in the masculine includes the feminine.

(4) The words "should" and "may" are permissive; the words "shall" and "will" are mandatory and directive.

(5) The word "municipality" or "township" shall always mean the Township of Abington.

(6) The Township of Abington and Abington Township may be used interchangeably.

B. Any word or term not defined herein shall be used with a meaning of standard usage.

146-8. Definitions.

Unless a contrary intention clearly appears, the following words and phrases shall have, for the purposes of this chapter, the meanings given in the following definitions:

ACREAGE, DEVELOPABLE -- The remaining portion of a tract of land after excluding land without development opportunities, such as easements, rights-of-way, floodplains, steep slopes and resource-protected areas, as described in the Township Zoning Ordinance.EN

AGENT -- Any person, other than the landowner, who is authorized, in writing, to act on the behalf of an applicant for plan approval.

APPLICANT -- An individual, partnership, corporation or other entity who files an application for subdivision or land development under the provisions of this chapter, with the written permission of the landowner of record.

APPLICATION -- The complete set of materials, including but not limited to forms and plans, required for submission of plan approval under the provisions of this chapter.

BLOCK -- An area bounded by streets, public parks, cemeteries, rights-of-way or boundary lines of the Township of Abington or any combination thereof.

BUFFER -- A strip of land adjacent to the boundary of a property or zoning district, not less in width than is designated in the Township Zoning Code, on which is placed plantings or screening of sufficient height and density to visually protect and screen an abutting property or zoning district.

BUILDER -- An individual, partnership, corporation or other entity who by contract is charged with the responsibility of constructing buildings, structures or construction of improvements on a parcel of land.

BUILDING COVERAGE -- The total maximum horizontal covered land area at or above grade, including but not limited to structures and accessory structures.

BUILDING HEIGHT -- The vertical distance measured from the average elevation of the proposed finished grade around the building to the highest point of the roof for flat roofs, to the coping line for mansard roofs and to the ridgeline for ridge, gable, hip and gambrel roofs.

BUILDING INSPECTOR -- The official of the township appointed to inspect structures for compliance with the Building Code of Abington Township.EN

BUILDING SETBACK LINE -- A line within a lot designated on a plat, established by deed or zoning ordinance, between which line and a street, property or easement line on which the lot abuts, a principal building shall not be erected.

CARTWAY -- The portion of a street or right-of-way, which is paved and intended for vehicular use.

CLEAR SIGHT TRIANGLE -- An area of unobstructed vision at street or driveway/street intersections defined by lines of sight between points established by this chapter.

CODE ENFORCEMENT AND LAND DEVELOPMENT COMMITTEE -- A subcommittee of the Board of Commissioners which is involved in the plan application review process.

COMPREHENSIVE PLAN -- The Abington Township Comprehensive Plan, adopted by the Board of Commissioners.

CUL-DE-SAC -- A street intersecting with another street at one end and terminating in a vehicular turnaround at the other end.

DENSITY -- A ratio of the number of dwelling units per acre on developable acreage.

DEVELOPER (LAND) -- A landowner, partnership, corporation or other entity who makes or causes physical land development and land improvement to occur.

DEVELOPMENT -- Any man-made change to improve, unimprove or alter real estate, including but not limited to erecting buildings or other structures, the placement of mobile homes, installing streets, impervious paving, utilities, excavating, filling, grading, mining, drilling, blasting and subdivision of land.

DRAINAGE -- The flow of water or liquid waste and the methods of directing such flow, whether natural or artificial.

DRIVEWAY -- A strip of land intended for use as a means of vehicular and pedestrian access from a public street to not more than one lot.

DWELLING -- A building designed and constructed for residential purposes in which people live or are intended to live.

DWELLING UNIT -- A single room or two or more connected rooms constituting a separate, independent housekeeping establishment for living, sleeping and sanitation purposes and physically separated from other rooms or dwelling units which may be in the same structure and containing a kitchen with fixed cooking facilities arranged for occupancy by an individual or one family.

EASEMENT -- A right-of-way or other right granted for the limited use of private land for private, common or public use which is recorded in the office of the Recorder of Deeds.

ENGINEER -- A professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed as the engineer of the Township of Abington.

EROSION -- The removal of soil and surface materials by the action of natural elements.

EXCAVATION -- Any act by which earth, sand, gravel, rock or any other similar material is dug into, cut, quarried, uncovered, removed, displaced, relocated or bulldozed, including the conditions resulting therefrom.

FILL -- Any act by which earth, sand, gravel, rock or any other material is placed, pushed, dumped, pulled, transported or moved to a new location above the natural surface of the ground or on top of the stripped surface, including the conditions resulting therefrom; the difference in elevation between a point on the original ground and a designated point of higher elevation on the final grade; the material used to make fill.

FIRE MARSHAL -- The official designated by the Board of Commissioners to perform fire inspections and assume firesafety for the township.

FLOOD ELEVATION -- The one-hundred-year-flood elevation, as determined by the Flood Hazard Boundary Map, plus free board safety factor of 11/2 feet.

FLOOD HAZARD BOUNDARY MAP -- Maps prepared by the Federal Insurance Administration of the United States Department of Housing and Urban Development, the Philadelphia District Corps of Engineers Study and the Soil Survey of Montgomery County, which designates the boundaries of the floodplain areas having special flood hazards in the Township of Abington.

FLOODPLAIN -- The area which would be inundated by stormwater turnoff equivalent to that which would occur with a rainfall of one-hundred-year frequency, as indicated on the Flood Plain Conservation District Zoning Map.EN

FLOODPLAIN SOILS -- Soils in areas subject to periodic flooding and listed in the Soil Survey of Montgomery County, Pennsylvania, United States Department of Agriculture, Soil Conservation Service, April 1967, as being on the floodplain or subject to flooding. Floodplain soils include, but are not limited to: Bermudian silt loam; bouldery alluvial land; Bowmansville silt loam; Coduras silt loam; Hatboro silt loam and Rowland silt loam.

FLOODWAY -- The channel of a river or other watercourse and the adjacent land areas required to carry and discharge the flood of the one-hundred-year magnitude without causing more than a one-foot rise in the flood heights at any point.

GRADE -- The slope of the land or public improvement, specified in percent.

GRADE LANDING -- The grade required at points of street intersections as specified herein.

GRADING -- The changing of the grade of existing ground surface of a site by excavation or fill or combination of both.

GROSS FLOOR AREA -- The total area included within the exterior walls of a building.

IMPERVIOUS SURFACE -- Surfaces that do not absorb rainwater. All buildings, parking areas, driveways, roads, sidewalks, swimming pools and any areas in concrete or asphalt shall be considered impervious surfaces within this definition. In addition, other surfaces determined by the Township Engineer to fall within the scope of this definition shall be considered "impervious."

IMPERVIOUS SURFACE RATIO -- A measure of the intensity of use of a parcel of land. It is calculated by dividing the total area of all impervious surfaces within the site by the area of the site.

IMPROVEMENTS (PUBLIC) -- Considered to include grading, paving, curbing, streetlights, street signs, fire hydrants, water mains, gas mains, sanitary sewers, storm sewers, detention basins, inlets and appurtenances, culverts, bridges, sidewalks, crosswalks, monuments, telephone and electric lines, shade trees, buffer and green space plantings, open space reconstruction, recreational facilities, buildings, accessory structures and all construction appurtenances incidental thereto.

LAND DEVELOPMENT -- See 146-9C(2) under land development plan.

LOT -- A parcel, tract or area of land, described by metes and bounds and established by a plat or otherwise permitted by law, the description of which has been recorded in the office of the Recorder by deed or plat.

A. LOT AREA -- The area contained within the property lines of a lot as shown on a subdivision or land development plan, excluding space within an existing or future right-of-way, but including the area of any easement.

B. LOT, CORNER -- A lot at the junction of and abutting on two or more intersecting streets or at the point of abrupt change of a single street, where the interior angle is less than 135 and the radius of the street is less than 100 feet.

C. LOT, INTERIOR -- Any lot which is not a corner lot.

D. LOT, DEPTH -- The average distance between the front and rear lot lines.

E. LOT, FRONTAGE -- The front of a lot shall be that lot line nearest to an improved public or private street. With regard to corner lots, all sides of a lot adjacent to street lines shall be considered frontage where front yard requirements prevail.

F. LOT, LINES -- The lines bounding a lot as defined herein.

G. LOT, WIDTH -- The distance measured between lot lines other than the front and rear lot lines, at the front building setback line.

MOBILE HOME -- A transportable, single-family dwelling intended for permanent occupancy, office space or place of assembly, contained in one unit or in two or more units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy, except for minor and incidental unpacking and assembly operations, and constructed so that it may be used without permanent foundation.

MOBILE HOME DEVELOPMENT (PARK) -- A parcel or contiguous parcels of land which have been so designated and improved that it contains two or more lots, improved with the necessary utility connections and other appurtenances necessary for the placement thereon of a single mobile home. Mobile home development is regulated by the Zoning Code, and a development plan is required according to the standards of this chapter.

MONUMENT -- A stone or concrete marker with a flat top of a least four inches square; scored with an "X" to mark a reference point; at least 30 inches in length; the bottom sides of which are at least two inches greater than the top to minimize movements caused by frost.

MUNICIPALITIES PLANNING CODE (MPC) -- Pennsylvania Act 247 of 1968, latest revision Act 170 of 1988, the enabling legislation governing municipal land development, planning, subdivision and zoning regulations.EN

OFFICIAL MAP -- The current adopted map for the Township of Abington, showing the location of existing streets, rights-of-way, unopened streets and public grounds accepted by the township through dedication or deed.

OPEN SPACE -- A parcel or parcels of land or an area of water or a combination of land and water within a development site, interconnected and designed for the use and enjoyment of the residents of a development and or community, not including streets, off-street parking areas, required yards and areas set aside for public facilities. "Open space" shall be substantially free of structures but may contain such improvements as are set forth and approved in a development plan and as are appropriate for the recreation of residents served thereby. "Open space" may be set aside in one or a combination of the following ways:

A. DEDICATED -- An area or areas offered to and accepted by the Board of Commissioners for use by all the residents.

B. DEED-RESTRICTED -- An area or areas set aside specifically for the use of residents within the development and integrated in the development to distribute and interconnect the open spaces throughout the development.

OWNER (LAND) -- The individual, partnership, corporation or other entity who is the owner of record, as described in the office of Recorder of Deeds of the real estate to be subdivided or developed under the terms of this chapter.

PLANNED CLUSTER DEVELOPMENT -- An area of land under single and separate ownership, to be developed as a single entity for a number of dwelling units, the development plan for which complies in lot size, density, dwelling type, lot coverage, open space and other dimensional characteristics set forth in any one residential zoning district established by the Comprehensive Plan. "Planned cluster development" is regulated by the Zoning Ordinance.EN

PLANNING COMMISSION -- The Planning Commission of the Township of Abington.

PLANNING MODULE -- An application required by the Pennsylvania Sewage Facilities Act, Section 5(a) and (d),EN and Section 71.15(b) and (c) of the Pennsylvania Department of Environmental Resources, Title 25: Rules and Regulations, Chapter 71, Administration of the Sewage Facilities Program, as amended.

PLANTING AREA -- An area designated for landscaping purposes, buffer area and green space area.

PLAT -- The map or plan of a subdivision or land development, whether preliminary, final or record.

RIGHT-OF-WAY -- A strip of land occupied or set aside for use as a street, utility area, drainage area, travel way or other special use. "Existing right-of-way" is the legal right-of-way established by appropriate governing bodies. "Ultimate right-of-way" is demonstrated as appropriate maximum dimensions reserved to provide adequate future use of the right-of-way.

RUNOFF -- Surface water discharge or rate of discharge of a given watershed after a fall of rain or snow that does not enter the soil but runs off the surface of the land.

SEWAGE ENFORCEMENT OFFICER -- The official designated by the Board of Commissioners to review on-site septic system designs and plan application compliance with the township-adopted Act 537 Sewage Plan.

SEWER FACILITY -- Any municipally or privately owned sewer system which collects sewage from two or more lots and treats or disposes of such waste at an approved sewage disposal plant.

SIGHT DISTANCE -- The distance of unobstructed view along the center line of a street from the driver's height to the farthest visible point four feet above the street grade.

SITE -- A parcel or contiguous parcels of land defined by survey and intended to have one or more buildings or intended to be subdivided into two or more lots.

SLOPE -- The face of an embankment or cut section; any ground whose surface makes an angle with the plane of the horizon. "Slope" is expressed as a percentage based upon the vertical difference in feet per 100 feet of horizontal distance or as the relationship of the horizontal distance to the vertical distance.

SOIL SURVEY -- A report entitled "Soil Survey of Montgomery County, Pennsylvania," published April 1967 by the Soil Conservation Service, United States Department of Agriculture.

STORM DRAINAGE FACILITY -- Any ditch, gutter, pipe, culvert, swale, storm sewer, detention basin or other structure designed or constructed for the purpose of diverting surface water runoff.

STEEP SLOPE -- Natural or man-made areas where the slope of land exceeds 15%.

STREET -- A strip of land, including the existing right-of-way and not limited to a paved cartway, intended for use as a means of vehicular and pedestrian circulation to provide access to more than one lot and which includes thoroughfare, alley, avenue, boulevard, court, expressway, highway, lane and roadway. A "street" can be public or private.

STREET LINE -- The dividing line between the street and the lot. The street line shall be the same as the legal right-of-way, provided that, where an ultimate right-of-way width for a road or street has been established by ordinance or official map, then that width shall determine the location of the street line.

STRUCTURE -- A combination of materials assembled, constructed or erected at a fixed location, including a building, the use of which requires location on the ground or attachment to something having location on the ground. Nonelevated driveways, parking lots, walkways, sidewalks and the like shall not be considered "structures." Swimming pools and recreational courts are considered to be "structures."

SUBDIVIDER -- Any individual, partnership, corporation or other legal entity which undertakes the subdivision of land, as defined herein, as the owner, lessee, equitable owner or agent of the land being subdivided.

SUBDIVISION -- See 146-9C(1) of this chapter.

SUBSTANTIALLY COMPLETED -- Where, in the judgment of the Township Engineer, at least 90% of those improvements required as a condition for final approval have been completed in accordance with the approved plan so that the project will be able to be used, occupied or operated for its intended use.

SURVEYOR -- A registered land surveyor licensed as such by the Commonwealth of Pennsylvania.

SWALE -- A low-lying stretch of land which gathers or carries surface water runoff.

USE -- Any activity, occupation, business or operation carried on or intended to be carried on in a structure or on a parcel of land.

USGS -- United States Geological Survey.

WATERCOURSE -- Any permanent or intermittent stream, river, brook, creek or a channel, ditch or swale, whether natural or man-made, for the conveyance of surface and underground water. Storm sewers are considered as watercourses.

WATER SUPPLY -- Any system for the distribution of water to more than one user unit (dwelling, business, institution or combination thereof).

WETLAND -- Those land areas which are inundated or saturated by surface or ground water at a frequency and duration sufficient to support and under normal circumstances do support a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas as set forth by the United States Environmental Protection Agency.

YARD -- An open area, unobstructed from the ground up by a principal structure, on a lot and extending along a lot line or street line inward to the structure. The length of a yard shall be measured as the shortest distance between the structure and a lot or street line.

ZONING ORDINANCE -- The current adopted Zoning Ordinance of the Township of Abington, as amended.EN

ZONING/PLANNING OFFICIAL -- The Planning and/or Zoning Official designated by the Board of Commissioners to execute the duties expressed in this chapter and the Municipalities Planning Code.EN

537 PLAN -- The adopted sewage facilities plan of the Township of Abington.

ARTICLE III, Plan Application Requirements

146-9. Type of application.

The purpose of this section is to identify the various plan applications which may be submitted to the township based upon the category of improvements, the type of plan and the stages of review required and to describe the plan components required for each submission.

A. Stages.

(1) Preliminary plan. A preliminary plan is a first-stage plan in a two-stage approval process. The preliminary plan is required for all subdivision, land development or combination subdivision and land development plans within the township, wherein public improvements are proposed.

(2) Final plan. A final plan is either the second stage plan for a subdivision, land development or combination subdivision and land development plan which has been approved as a preliminary plan or a first as final stage plan for a subdivision or land development plan which does not propose any public improvements. The final plan is required for all subdivision or land development projects within the township and shall provide the basis for the record plan.

(3) Record plan. A record plan is the final plan prepared according to the specifications of this chapter and duly recorded.

B. Categories.

(1) Minor plan. A minor plan is a plan for subdivision or land development which may be approved in one stage because no public improvements are proposed.

(2) Major plan. A major plan is a plan for subdivision or land development, which will require a two-stage approval process because public improvements are proposed or because subdivision is occurring simultaneously with land development.

C. Types.

(1) Subdivision plan. A subdivision plan is a plat required by the township to define the division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land, including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devises, transfer of ownership or building or lot development. The subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new streets or easement of access or any residential dwelling, shall not require a subdivision plan.

(2) Land development plan.

(a) A land development plan is a plat required by the township for any of the following activities which define land development:

[1] The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:

[a] A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number occupants or tenure; or

[b] The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants by means of or for the purpose of streets, common areas, leaseholds, building groups, condominiums or other features.

[2] A subdivision of land into lots for the purpose of conveying such lots singularly or in groups to any person, partnership or corporation for the purpose of the erection of buildings by such persons, partnership or corporation.

(b) Exception. A land development plan shall not be required for approval by the township when development involves:

[1] The conversion of an existing single-family detached dwelling or single-family semidetached dwelling into not more than three residential units, unless such units are intended to be condominiums.

[2] The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building.

[3] The construction of a single-family detached dwelling or single-family semidetached dwelling on a lot or parcel previously approved through a final plan for major subdivision.

D. Application submissions.

(1) Based upon its type, category and stage, the following groups of plan applications may be generated for submission to the township:

(a) Preliminary major subdivision.

(b) Preliminary major land development.

(c) Preliminary major subdivision and land development.

(d) Final major subdivision.

(e) Final major land development.

(f) Final major subdivision and land development.

(g) Final minor subdivision.

(h) Final minor land development.

(2) Each plan submission listed above shall comply with the general requirements cited below and shall contain the specific plan components required by Table III.EN

146-10. General requirements.

The following plan requirements shall be common requirements for all plans submitted to the township:

A. Drafting standards.

(1) The horizontal plan shall be drawn at a scale not smaller than one inch equals 50 feet. If such scale is not practical, a lesser scale may be used, provided that prior written permission is obtained from the Township Engineer.

(2) Plans shall be drafted on sheets either 15 inches by 18 inches, 18 inches by 30 inches or 24 inches by 36 inches.

(3) If two or more sheets comprise a submission, all sheets shall be of the same size, and each shall be consecutively numbered and titled to show and describe its relation to the total number of sheets comprising the plan (i.e., Grading Plan Sheet 3 of 6).

(4) The plan must be drawn in ink, and all lettering shall be drawn so as to be legible if the plan should be reduced to half size.

(5) Dimensions shall be set in feet and decimal parts thereof, and bearings shall be in degrees, minutes and seconds.

(6) Vertical plan profiles, when required, shall be scaled to four feet equals one inch.

B. General standards.

(1) Each sheet of a plat or survey for subdivision or land development shall be prepared in accordance with the Professional Engineers and Professional Land Surveyors Registration Law, the Act of May 23, 1945 (P.L. 913, No. 367).EN

(2) Each sheet constituting a plan submission or land development plan shall contain the following information:

(a) The name of the subdivision or land development plan.

(b) The name, address, seal and signature of the engineer, surveyor, architect or landscape architect responsible for preparing and drafting the plan.

(c) The name of the plan page and page number as described above.

(d) The plan number and date of the plan, together with a revision block where subsequent revisions can be identified and dated.

(e) The scale of the plan.

(f) A North point reference marker.

(g) A legend clearly indicating the engineering symbols utilized in drafting and depicting all existing and proposed features.

(3) When any revision is made to a previously submitted plat, the revision shall be described and dated. Dotted lines shall be used to show features or locations abandoned, and solid lines shall be used to show the currently proposed features.

(4) The boundary line of the site undergoing subdivision or land development shall be shown as a heavy solid line.

(5) The submission type as set forth in 146-9D shall be indicated on the plan sheets, and all preliminary sheets shall be marked "not to be recorded."

146-11. Specific requirements.

The following component requirements shall be specific to their respective topic areas and shall contain all information described herein. With respect to minor subdivision and minor land development applications, the Township Engineer or Zoning Official may waive any component of the plan requirements, provided that the applicant shall designate the waivers requested, in writing, to the Zoning Official.

A. Property identification plans shall contain the following:

(1) The township name, plus any other municipality in which the subdivision or land development is located.

(2) A location map for the purpose of locating the site to be subdivided or developed, at a scale of not less than 800 feet to the inch, showing the relation of the site to adjoining property and to all public and private streets and municipal boundaries existing within 1,000 feet of any part of the property.

(3) A complete boundary survey of the property to be subdivided or developed, showing all courses, distances, areas and tie-ins to all adjacent street intersections. The survey must be prepared by a Pennsylvania registered land surveyor by on-site field survey and have a closure error not greater than 3/100 of a foot.

(4) Tract boundaries with tax parcel numbers, owner's names and approximate acreage of lots surrounding any portion of the site for a distance of 400 feet.

(5) The tax parcel number of the site and total site acreage.

(6) The location of all existing monuments on or defining the site.

(7) An indication that the elevations are based upon sanitary sewer datum of the Township of Abington.

(8) Existing cartways of streets on and adjoining the site, with existing and ultimate rights-of-way and legislative and traffic route numbers.

(9) The names and addresses of the landowner, applicant and subdivider or land developer. With respect to the owner, the names of the real (title) owners, the names of all equitable owners and the names of all option holders shall be listed.

(10) The zoning classification applicable to the tract along with all zoning boundaries that traverse or are within 400 feet of the tract, together with a citation of any variances or special exceptions which may have been granted for or affecting the site.

(11) Zoning district requirements.

(a) Zoning district requirements shall be identified as described in the Township Zoning Ordinance.EN These shall include use regulations, density regulations, lot dimensions, yard setback dimensions, building and impervious coverage limitations, green/open space and buffer requirements, loading zones and required number of parking spaces.

(b) The existing and proposed zoning standards for each item cited above in the zoning district requirements shall be depicted in a table for the site in its entirety and, in the case of subdivision, for each proposed lot.

(12) A description of the available and proposed water supply and sewage disposal facilities.

B. Existing features plans shall contain the following:

(1) Complete boundary survey of the property to be subdivided or developed, showing all courses, distances, areas and tie-ins to all adjacent street intersections.

(2) The location, names and widths of all streets, whether including right-of-way, cartway or center line.

(3) The location of property lines and names of landowners within 400 feet of any part of the site to be subdivided or developed.

(4) The location and type of all existing survey monuments.

(5) The location and dimension of all existing buildings and man-made structures or surfaces located on the site, with notation as to which ones will remain and which will be removed.

(6) The location, size, ownership and purpose of all rights-of-way and easements located within the property boundaries.

(7) The location, size and ownership of all underground and above ground public or private utilities, on the site and within 400 feet of any portion of the site, including waterlines, sanitary sewer lines, storm sewer lines, electric lines, telephone lines, gas mains, fire hydrants and streetlights.

(8) Contour information, including:

(a) Topography lines measured at vertical intervals of two feet. Such elevations shall be determined by on-site or photogrammetric survey, not interpretation of United States Geological Survey maps.

(b) Datum to which contour lines refer.

(c) Base flood elevation data as defined in the Township Zoning Ordinance.EN

(d) Steep slope delineation by shading and notation of all areas as follows:

[1] Fifteen percent to 25%.

[2] Twenty-five percent and greater.

(9) Soil identification, including the following:

(a) Soil types within the site, based on maps contained in the Soil Survey of Montgomery County, United States Department of Agriculture, Soil Conservation Service, 1967, as amended. An attached table shall indicate each soil's development limitation, i.e., bearing value, depth to bedrock, seasonal water table, etc.

(b) Delineation of floodplain soils.

(10) Water resource identification by delineation and notation of all the following:

(a) Floodplain areas.

(b) Wetland areas.

(c) Permanent and intermittent watercourses, including streams, swales, culverts, lakes, ponds and springs.

(11) Vegetation resource identification of all the following:

(a) Forest and woodland areas.

(b) Stand-alone trees with calipers of 10 inches or greater, measured at a point four feet above grade, with indication of which trees are to be removed and which are to remain.

(c) Other significant vegetation.

C. Proposed layout plans shall show the following:

(1) The layout, width, length, center line elevation and names of all proposed cartways, streets and alleys, together with locations of all associated curbs, sidewalks and gutters.

(2) The layout, dimensions, bearings and net area of all proposed lots and consecutive numbering of all lots.

(3) Building setback lines incorporated with any other construction restriction line established by the Township Zoning Ordinance,EN indicated on each proposed lot.

(4) A notation indicating the proposed use of all lots or areas which shall contain uses other than residential.

(5) A notation of all lots or areas to be dedicated for public or common use, street widening, park or recreation or other public uses.

(6) The location, dimension, height, type and first-floor elevation of all proposed buildings and structures.

(7) Where there are existing buildings or structures located on sites being subdivided or developed, a notation of those being demolished and those to remain.

(8) The layout of all parking areas and arrangement of all parking spaces for commercial and multifamily development.

(9) The purpose, location and dimensions of all rights-of-way and easements proposed to be created for access, drainage, utilities or other pertinent reasons.

(10) The location and size of all proposed sanitary sewer lines, storm sewer lines and related structures, water mains, fire hydrants, utility lines and on-site sewage disposal facilities.

(11) The location of all open space areas, parks and recreation facilities, with notation as to whether they are offered for dedication or are to remain as private facilities.

D. Grading plans.

(1) Existing topography lines shall be measured at vertical intervals of two feet for land with an average natural slope of 10% or less. Vertical intervals of five feet shall be used for more steeply sloping land.

(2) Elevations shall be determined by on-site survey or by photogrammetric survey, not interpretation of United States Geological Survey maps.

(3) Existing contour lines shall be represented by dashed lines.

(4) Datum to which contour lines refer shall be based on Abington Township sanitary sewer datum.

(5) Base flood elevation data as defined in the Township Zoning Ordinance shall be indicated.EN

(6) Proposed finished contours shall be indicated at vertical intervals of two feet and delineated with solid lines.

(7) Delineation shall be made of the limits of work areas and the portions to remain undisturbed.

(8) Areas of cut and fill shall be delineated.

(9) Areas for the temporary storage of site soil and materials shall be identified.

E. Erosion control plan.

(1) This plan shall be prepared pursuant to the Clean Stream Law, P.L. 1987,EN including design basis of surface and storm drainage provisions for and details of the methods to be used to prevent erosion and discharge of sediments from the property, both during and following construction.

(2) A narrative containing the following information shall be prepared:

(a) A general description of the proposed development.

(b) A general description of temporary and permanent accelerated erosion control.

(c) A general description of temporary and permanent sedimentation control.

(d) A general description of stormwater management during and after the proposed development.

(e) A study of the watershed in which the site is located to assess the impact on downstream conditions.

(f) Estimated development schedule for the site, including:

[1] Stripping and clearing.

[2] Rough grading and installation of erosion and sedimentation control facilities.

[3] Installation of improvements, including streets, utilities, buildings, driveways, parking areas and other structures and facilities.

[4] Final grading and vegetation establishment, including a description of the conversion of erosion and sedimentation controls to permanent stormwater management facilities.

(g) A statement describing temporary control measures and facilities for use during earthmoving, including:

[1] Types, locations and dimensional details of erosion and sedimentation control devices.

[2] Protection of existing drainage facilities.

[3] Facilities to prevent tracking of mud by construction vehicles off the site.

(3) Plans and details are to be in accordance with standards and specifications found in the Erosion and Sediment Control Handbook available through the Montgomery Soil Conservation District.

F. Improvement construction plan.

(1) Stormwater management plans shall contain the following:

(a) Mapping of the watershed areas in which the site is located (United States Geological Survey Quadrangle Map or similar).

(b) Computations of the stormwater runoff for all points of runoff concentration before, during and after development, including all supporting data.

(c) All existing drainage features which are to be incorporated in the design, identified with an explanation of the facilities operation.

(d) A plan of the proposed stormwater drainage facilities and systems, including storm drain pipes and inlets, runoff control devices and drainage channels.

(e) Design computations for the sizing of the pipe barrel and perforated riser.

(f) Flood routing and/or storage requirement calculations.

(g) A stage-storage curve for such detention/retention basins.

(h) The berm embankment and outlet structure, showing the top of berm elevation, top width of berm, side slopes, emergency spillway elevation and elevations of the outlet structures, including the riser and dimensions and spacing of the antiseep collars.

(i) A detailed plan of the trash rack and antivortex device.

(j) An overall plan of the basin area, showing grading and landscaping.

(k) A detailed plan of any required off-site improvements.

(l) A description of the permanent stormwater management program, including methods and frequency of removing and disposing of sediment and other materials from the storm management facilities, both during and after completion of the development project.

(2) Street improvement.

(a) The horizontal plan (streets) shall contain the following:

[1] Center line with bearing, distances, curve data and stations corresponding to the profile.

[2] Right-of-way and curbline with radii at intersections.

[3] Beginning and end of proposed construction.

[4] Tie-ins by courses and distances to the intersection of all public streets, with their names and widths.

[5] Location of all monuments, with reference.

[6] Location and size of all drainage facilities, sidewalks, utilities, fire hydrants, lighting standards and street name signs.

(b) The profile plan (streets) shall contain the following:

[1] Profiles and elevations along the existing ground surface over the center line and right-of-way lines, both right and left of the center line.

[2] The proposed center line grade with percent on tangents and elevations at fifty-foot intervals, grade intersection and either end of curb radii.

[3] The profile of the proposed curve grade, showing percentage of grade on tangents and details of vertical curves, including elevation at intersection of tangents projected and length of vertical curve.

[4] Elevation at intersection of curblines projected.

[5] Station and top of curb elevation at all points of curve and tangent of horizontal curves.

(c) The cross section plan (streets) shall contain the following:

[1] Right-of-way width and location and width of paving within the right-of-way.

[2] The type, thickness and crown of paving.

[3] The type and size of curbing.

[4] Grading of sidewalks.

[5] Location, width, type and thickness of sidewalks and driveway aprons.

[6] Typical section of combined curb and gutter and typical section for paving and curbing required by the Pennsylvania Department of Transportation, if applicable.

(3) Sanitary sewer plan.

(a) The horizontal plan (sewers) shall contain the following:

[1] The location and size of line, with stations corresponding to the profile.

[2] The location of manholes, with grade between and elevation of flow line and top of each manhole.

[3] The beginning and end of proposed construction.

[4] Alignment and size of storm drain appurtenances adjacent to proposed sanitary sewers.

[5] Location and size of all laterals.

(b) The profile plan (sewers) shall contain the following:

[1] The profile of existing ground over the center line of the sanitary sewer line.

[2] The profile of the proposed ground grade over the center line of the sanitary sewer line.

[3] The profile of the proposed invert grade indicating the percent of grade.

[4] Station and invert elevations of proposed manholes along the flow line at fifty-foot intervals.

[5] The type and size of pipe, cradle and manholes.

(4) Storm sewer facilities.

(a) The horizontal plan (storms) shall contain the following:

[1] The location and size of line, with stations corresponding to the profile.

[2] The location of manhole and inlets, with grade between and elevation of flow line and top of each inlet.

[3] The beginning and end of proposed construction.

[4] The detail of the proposed inlets.

[5] Hydraulic and structural design data and calculations for storm sewers, inlets, bridges and culverts.

(b) The profile plan (storms) shall contain the following:

[1] The profile of the existing ground over the center line of the storm sewer line.

[2] The profile of the proposed ground grade over the center line of the storm sewer line.

[3] The profile of the proposed invert grade indicating the percent of grade.

[4] Station and invert elevations of proposed manholes and inlets along the flow line at fifty-foot intervals.

[5] The type and size of pipe, manhole and inlets.

[6] Complete structural details of all endwalls and energy dissipaters.

(c) Open drainage courses shall contain the following:

[1] Center line stations corresponding to those shown in profile.

[2] The width of the channel at bottom and top.

[3] Profile and elevations along the existing ground surface over the channel center line and the right-of-way line.

[4] Profile of the channel bed showing percentage of grade.

[5] Profile of finished grades along the right-of-way lines.

[6] Cross section of right-of-way width and the location and width of the top and bottom of the channel.

[7] The type and thickness of paving and/or sidewalls.

[8] The depth and slope of sidewalls.

(d) Detention basins shall contain the following:

[1] A horizontal plan showing the proposed detention basins and appurtenances.

[2] Limits of the proposed basin construction showing the location of berms, outlet control structures, overflow structures and systems flowing into the basin.

[3] Contours of the completed basin and outline of basin bottom and high-water elevation.

[4] Complete structural details of outlet-control structures.

G. Utility plan.

(1) The utility plan shall be superimposed on the basic layout plan and shall include the location, size, type and, where applicable, elevations of the following above and below ground, existing and proposed features and structures:

(a) Sanitary sewer lines, manholes and other related appurtenances.

(b) Storm sewer lines, manholes, inlets and other related appurtenances.

(c) Waterlines, control valves and other related appurtenances.

(d) Fire hydrants, fire lanes and Fire Department connections.

(e) Electric lines, junctions, vaults and other related appurtenances.

(f) Telephone lines, junctions, vaults and other related appurtenances.

(g) Gas mains and other petroleum lines and tanks, together with existing safety markers.

(h) Cable television lines and related appurtenances.

(i) Streetlighting standards and street name signs.

(j) Traffic control devices and signs.

(k) Site lighting locations and standards.

(l) Trash dumpster and enclosure locations.

(2) The ownership of all existing and proposed utilities shall be indicated on the plan.

(3) The plan shall contain a notation that all work will be performed in strict compliance with the provisions of Pennsylvania State Act 287, governing the installation of public utilities.

H. Landscaping and shade tree plan.

(1) The landscaping plan shall be prepared by a registered landscape architect.

(2) The landscape plan shall be superimposed on the basic layout plan and include the following information:

(a) Existing landscape material and vegetation to be removed.

(b) Existing landscape material and vegetation to be incorporated into the final plan.

(c) The location, size and type of all proposed street shade trees.

(d) The location, size and type of plantings for all proposed and required green space and buffer yards.

(e) Proposed planting schedule indicating the species, number and size of all proposed and required plantings.

(f) Details of the proposed method of planting and staking.

I. Phasing plan.

(1) The phasing plan shall delineate, with solid, bold lines, all sections of an overall development plan which are planned for construction at different times.

(2) The various sections shall be identified with a phasing number, the sequencing of which shall indicate the general construction order that development is proposed to occur.

(3) The phasing delineation shall be superimposed on the preliminary layout plan.

J. Recreational facilities plans shall contain the following:

(1) A narrative describing how the proposed recreational facilities will meet the needs of the future community which the proposed subdivision or land development will generate. The standards for such population shall be taken from the National Recreation and Parks Association.

(2) The location and size of all parks, playgrounds, public buildings, public areas or parcels of land proposed to be dedicated or reserved for public use.

(3) The location and size of all parks, playgrounds, facilities and parcels of land proposed to be reserved for common use by development residents.

(4) A general proposal for the maintenance of open space and public facilities and the proposed method of management.

(5) The type and specifications for all equipment associated with and provided for use with public parks, playgrounds and recreational facilities.

(6) The location, description and specifications for provisions of access, rest, sanitation, water, lighting and parking.

(7) Schedule of proposed construction.

(8) When deemed acceptable by the applicant, subdivider or land developer, a statement for the provision of contribution of fees in lieu of recreational facilities, according to resolution established by the Board of Commissioners.

K. Planning modules. Sewage facilities planning modules for subdivision and land development, as required by Chapter 711 of the Pennsylvania Sewage Facilities Act, as amended,EN shall be provided on forms published by the Pennsylvania Department of Environmental Resources (DER).

L. Architectural plans.

(1) Tentative architectural plans, appropriately scaled to show the following details, shall be included:

(a) Front, side and rear elevations of proposed buildings.

(b) The number of floors proposed, including basement and mezzanine areas.

(c) Building use group as defined in the Township Building Code.EN If mixed uses are proposed, an indication of the use groups involved shall also be included.

(d) Area and height limitations of proposed buildings.

(e) Construction type as defined in the Township Building Code.

(f) Sprinkler requirements as defined in the Township Sprinkler Ordinance.EN

(g) The location of fire exits and exit discharge.

(h) For apartment buildings, the total dwelling unit count and the number of rooms proposed for each dwelling unit.

(2) While Pennsylvania State Department of Labor and Industry approval is required on commercial architectural plans prior to the issuance of a building permit, it need not be procured for a tentative architectural plan prepared for review with a subdivision and land development plan application.

M. Documentations; agreements; certifications; covenants; easements; restrictions; permits.

(1) Documentations, agreements, certifications, covenants, easements, restrictions and permits shall include the following:

(a) A letter certifying the availability of public sanitary sewer facilities from the appropriate utility, if applicable.

(b) A letter certifying the availability of a central water supply system from the appropriate utility, if applicable.

(c) A description and contract for the ownership, management and maintenance of open space and/or private streets, sewer systems, water supply and other improvements.

(d) Restrictive covenants governing the reservation and maintenance of undedicated open space.

(e) Private deed restrictions, as may be imposed upon the property as a condition of sale, together with a statement of any restrictions previously imposed upon the property and which may affect the title to the land being subdivided or developed.

(f) All offers of dedicated improvements.

(g) Improvement agreements when required by the Board of Commissioners.

(h) Permits and documentation required by all applicable regulatory agencies described in 146-20B of this chapter.

(2) If land to be subdivided or developed lies partly within another municipality, the applicant shall submit information concerning the location and design of streets, layout and size of lots and provision of public utilities on lands subject to his/her control within the adjoining municipality. Evidence of review and/or approval of this information by appropriate authorities of that municipality shall also be provided.

146-12. Record plan requirements.

A. Style submitted. The following shall be submitted to the Township Engineer:

(1) A record plan, which shall be a clear and legible blue or black line print on white opaque linen and shall be an exact composite overlay of the approved final property identification and proposed layout plans, on a sheet of the size required by the drafting standards.

(2) One reproducible Mylar (plan size) and one reproducible Mylar (one inch equals 400 inches).

B. Seals. The following seals are required on the plan:

(1) The impressed seal of the licensed civil engineer and/or land surveyor who prepared the plan.

(2) The impressed corporate seal, if the subdivider or its signing party is a corporation or other entity.

(3) The impressed seal of a notary public or other qualified officer acknowledging the owner's statement of intent.

(4) The impressed seal of the Township of Abington.

(5) The impressed seal of the Township Engineer.

C. Acknowledgments. The following are required on the record plan, where applicable:

(1) Where the owner(s) are individuals, all shall join in an acknowledgment as follows:

Commonwealth of Pennsylvania

County of Montgomery

On the ____________ day of _________________ , A.D. 19 _____, before me, the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in __________________, personally appeared __________________________ (names of all owners), known to me (or satisfactorily proven) to be the person(s) whose name(s) (is/are) subscribed to the foregoing plan and acknowledged that (he, she, they) (is/are) the owner(s) of the designated land, that all necessary approval of the plan has been obtained and is endorsed thereon and that (he, she, they) desire that the foregoing plan may be duly recorded.

_________________________________ Notary Public

__________________________________ My Commission Expires

(2) Where the owner is a partnership, corporation or other entity, an acknowledgment shall be executed substantially as follows:

Commonwealth of Pennsylvania

County of Montgomery

On the _________ day of ________________, A.D. 19 _____, before me, the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in __________________, personally appeared ______________________ (name of officer of the corporation), who acknowledged (himself/herself) to be the (president or secretary), being authorized to do so, (he/she) executed the foregoing plan by signing that said corporation is the owner of the designated land, that all necessary approval of the plan has been obtained and is endorsed thereon and that said corporation desires that the foregoing plan may be duly recorded.

_____________________________________ Notary Public

_____________________________________ My Commission Expires

D. Approval notation and signatures is as follows:

Approved by the Board of Commissioners of the Township of Abington this ________ day of __________________ , 19_______

__________________ President

Attest __________________ Secretary

__________________ Engineer

Certified by the Montgomery County Planning Commission this ____________ day of ________________, 19_____. File No. ______________

Attest __________________ Secretary

E. Recording notations. The following notations are required to be cited on the record plan:

(1) "Recorded in the Office for the Recording of Deeds, etc., Norristown, Pennsylvania, in Plan Book ________________ , Page No. _______ , on (date), by (name)."

(2) "Fire hydrants and streetlights are to be installed at the expense of the subdivider/land developer in accordance with township standards and with the recommendations of the respective utility companies, subject to the approval of the Board of Commissioners."

(3) "Streetlights and street name signs are to be installed at the expense of the subdivider/land developer in accordance with township standards and dedicated to the township."

(4) "The Philadelphia Electric Company and the Bell Telephone Company of Pennsylvania are granted the right to construct, maintain and repair pole lines and underground equipment on, under and across lots, and this shall be so recited in all deed descriptions, together with the right to construct, maintain and repair pole lines and underground equipment on, under and across all highways in this tract."

(5) Where a plan requires access to a highway which is under the jurisdiction of the Pennsylvania Department of Transportation, "A Highway Occupancy Permit is required by Section 420 P.L. 1242, No. 428 known as the 'State Highway Law,' before driveway access to a state highway is permitted or constructed."EN Where a plan requires access to a highway which is under the jurisdiction of the Montgomery County, it shall include the following notation: "A Highway Occupancy Permit is required by the Roads and Bridges Division of the Montgomery County Public Works before driveway access to a County highway is permitted or constructed."

(6) When the installation of curbs or sidewalks is waived for a particular development plan, "Curbs and/or sidewalks may be required to be installed by subsequent landowners at their expense, by direction of the Board of Commissioners."

(7) Other notations as required by this chapter and the Board of Commissioners.

ARTICLE IV, Plan Review Procedures

146-13. General requirements.

A. In order to perform the functions imposed by law, Abington Township has adopted the following application and review procedures, which shall be applied to all applications.

B. The review process shall commence and terminate as follows: The Board of Commissioners shall render its decision within 90 days following the date of the regular meeting of the Township Planning Commission next following the date the application is filed and accepted as complete by the designated official, provided that, should said next regular meeting occur more than 30 days following the acceptance of the application, the stated ninety-day period shall be measured from the 30th day following the day the application has been accepted as complete, unless a waiver of time has been granted.

C. As review comments and planning considerations unfold, the applicant may agree to extend the time period for review process mandated under law by submitting a written request for an extension of time to the Zoning Official. In this case, the Board of Commissioners shall act within the extended time.

D. The submission of a revised preliminary or final plan which, in the judgment of the Board of Commissioners, represents a substantial departure from the preliminary or final plan presently under consideration or a plan previously approved or disapproved shall constitute a new and separate submission and shall mandate a new review period.

E. The submission of a revised preliminary or final plan during the review process which is submitted to address revisions requested by the reviewing agencies shall not be considered a new submission; however, the required number of plans must be submitted to the designated official.

F. Resubmission of a plan previously disapproved by the Board of Commissioners shall be subject to the requirements of a new submission.

G. Except where required by the MPC, the time periods for review set forth in this article shall be construed as directory rather than mandatory.

H. When public improvements are proposed, applications for subdivision or land development will require two stages of review prior to final approval. Two stages are necessary to allow the Board of Commissioners sufficient opportunity to review the attributes and compliance of the proposal and to afford the applicant sufficient time to refine the proposal.

I. While the plan submitted for each stage differs in its purpose and level of detail, the same review sequence will be applied to each plan stage. The table below indicates the required stages of review for different types of plan applications:

Type of Submission

(Plan)

Minor Major Minor Land Major Land

Plan Stage Subdivision Subdivision Development Development

Preliminary Not required Required Not required Required

Final Required Required Required Required

J. All plans and applications shall be submitted to the Zoning Official or other official so designated to receive plans by the Board of Commissioners.

K. The owner of the parcel of land to be reviewed shall, by the submission of the plan, grant to the Board of Commissioners and its authorized agents the right to enter the parcel of land for the purpose of inspection and enforcement of the provisions imposed by this chapter.

L. Application for plan approval shall be prepared in compliance with the provisions of this chapter, except where, as provided by law, submission of request for modification has been provided to the township and approved by the Board of Commissioners.

M. Plats and surveys utilized in the submission of the application shall be prepared in accordance with State Act P.L. 913, No. 367, known as the "Professional Engineers and Professional Land Surveyors Registration Law."EN

146-14. Review sequence.

A. Purpose; applicability.

(1) The purpose of the review sequence is to enable the township to ascertain through internal and external expertise that the subdivision or development proposal complies with its zoning, subdivision and land development and comprehensive plan regulations and to establish formal conditions of approval.

(2) The procedures expressed by the provisions of this section shall apply to all plan submissions filed by an applicant with the Township of Abington.

B. Submission requirements. The applicant shall prepare and submit the following materials for plan application to the Township Zoning Official:

(1) One original Abington Township subdivision or land development application form, completely filled out and signed by the appropriate parties.

(2) Ten copies of the plan, folded to file size, with the plan name and title block visible.

(3) Thirty copies of the proposed layout plan reduced to letter-size paper (81/2 inches by 11 inches), of such quality as to be fully legible.

(4) Two copies of the completed land development sewage planning module, on forms supplied by the Pennsylvania Department of Environmental Resources (file number must be assigned) and written evidence on available capacity from other agencies having sewage jurisdiction, if applicable.

(5) One Montgomery County Planning Commission application form appropriately completed, along with a check in the required amount made payable to the Montgomery County Treasurer.

(6) Written evidence from a certified public utility, bona fide cooperative or municipal authority ensuring that the available water supply is safe, reliable and adequate for the intended uses.

(7) Recreation facilities narrative (if applicable).

(8) One copy of the Abington Township Zoning Hearing Board decision(s) affecting the plan, if applicable.

(9) Two sets of tentative architectural drawings (where construction is proposed).

(10) One original Abington Township subdivision or land development waiver and modifications form, completely filled out and signed by appropriate parties, when waivers from the requirements of this chapter are requested.

(11) Checks as specified in Article V of this chapter and in amounts as required by the adopted fee schedule made payable to the Township of Abington.EN

C. Acceptance criteria.

(1) The Township Zoning Official shall check the submission for completeness. No application shall be deemed complete unless and until all items listed in Subsection B(1) through (11) have been submitted.

(2) If the Zoning Official determines the application to be incomplete, the applicant may be notified in writing within 14 days of the receipt of application materials. The notification shall cite the deficiencies in submission, listing appropriate sections of this chapter. An incomplete application will be returned to the applicant and shall not be considered as filed or commencing the time period allocated for township review of the submission.