These plans should generally include any features
of the Township's future land use plan, thoroughfares plan, community
facilities plan or of any plans of the Township including, but not
limited to, proposed streets, recreation areas, drainage reservation,
future schools sites and public areas. A site analysis shall be provided
which highlights manmade and natural features. The analysis should
including general information pertaining to soil types and stability,
wetlands, scenic vistas, water courses, drainage patterns, slope and
transportation patterns and systems include deficiencies of existing
roadways, public utilities, recreational facilities and any other
features of the site and nearby areas which may be interlaced or impacted
by the proposed development and land use. The sketch plan should also
include the following specific information:
A. Name and address of the developer (if applicable)
and landowner.
B. Name of the individual and/or the firm that prepared
the plan.
C. Location map with sufficient information to enable
the Township to locate the property.
E. Approximate tract boundaries.
F. Name of the municipality or municipalities in which
the project is located, including the location of any municipal boundaries
if located within the vicinity of the tract.
G. Proposed land use; if several land uses are proposed,
the location of each land use shall be indicated.
H. Statement explaining the methods of water supply and
sewage disposal to be used.
[Amended 8-4-1993 by Ord. No. 1993-5]
Preliminary subdivision plans and/or land development
plans shall be prepared by an engineer, surveyor or landscape architect
licensed to practice in the Commonwealth of Pennsylvania. The preliminary
plan shall show, be accompanied by or be prepared in accordance with
the following:
A. Drafting standards.
(1) The plan shall be clearly and legibly drawn at a scale
of 10 feet, 20 feet, 30 feet, 40 feet or 50 feet to the inch.
(2) Dimensions shall be in feet and decimals; bearings
shall be in degrees, minutes and seconds. Lot line descriptions shall
read in a clockwise direction.
(3) The survey shall not have an error of closure greater
than one foot in 10,000 feet.
(4) The sheet size shall be no smaller than 18 by 22 inches
and no larger than 30 x 42 inches. If the plan is prepared in two
or more sections, a key map showing the location of the sections shall
be placed on each sheet. If more than one sheet is necessary, each
sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., Sheet 1 of 5).
(5) Plans shall be legible in every detail.
(6) Plans must be accurate in every detail. All plan requirements
within this section must be accurately represented in reports, drawings,
etc. Failure to provide accurate plans can result in disapproval of
the application.
B. Location and identification.
(1) The proposed project name or identifying title. The
plan title must clearly state if it is a preliminary or final plan.
(2) Name of the municipality or municipalities in which
the project is located, including the location of any municipal boundaries
if located within the vicinity of the tract.
(3) The name and address of the owner of the tract (or
his authorized agent), the developer/subdivider and the firm that
prepared the plans.
(4) The file or project number assigned by the firm that
prepared the plan, the plan date and the date(s) of all plan revisions.
(5) A north arrow, graphic scale and written scale.
(6) The entire existing tract boundary with bearing and
distances. (If it is the intention of the landowner to retain a single
lot with a lot area in excess of 10 acres, the boundary of that lot
may be identified as a deed-plotting and may be drawn at any legible
scale; if the retained lot has a lot area of 10 or less acres, it
must be described to the accuracy of the requirements of this chapter.)
In the case of lot add-on plans, the boundary of the receiving tract
shall also be identified as a deed-plotting and may be drawn at any
legible scale.
(7) The total acreage of the entire existing tract.
(8) The location of existing lot line markers along the
perimeter of the entire existing tract.
(9) The district, lot size and/or density requirements of the Township Zoning Ordinance [Chapter
225].
(10)
A location map, drawn to scale, relating the
subdivision or land development to at least two intersections of street
centerlines, including the approximate distance to the intersection
of centerlines of the nearest improved street intersection.
(11)
Source of title, deed, book, page, plan book
(if applicable), tax map number and list of all deed restrictions
presently in effect for the tract.
C. Existing features.
(1) Existing contours shall be shown at a minimum vertical
interval of one foot for land with average natural slope of 3% or
less, two feet for land with average natural slope between 3% and
20% and at a minimum, vertical interval of five feet for more steeply
sloping land. Contour interval may be adjusted based upon horizontal
scale with concurrence of the Township Engineer. Contours shall be
accompanied by the location of the bench mark and a notation indicating
the datum used. Contours plotted by interpolation of the United States
Geodetic Survey 7.5' mapping will not be accepted.
(2) The names of all adjacent landowners, both adjoining
and across existing rights-of-way along with the plan book record
numbers of all previously recorded plans for adjacent properties.
(3) The following items when located within 200 feet of
the subject tract:
(a)
The location and name of existing rights-of-way
and cartways for private or public streets, alleys and driveways.
(b)
The location of the following features and any
related right-of-way: sanitary sewer mains, water supply mains, fire
hydrants, buildings and stormwater collection, conveyance and management
facilities.
(c)
The location of existing rights-of-way and easements
for electric, gas and oil transmission lines and railroads.
(d)
Significant environmental or topographic features
such as floodplains, wetlands, quarry sites, solid waste disposal
areas, historic structures, cemetery or burial sites, archaeologic
sites, highly erosive soils or wooded areas.
(4) The following items when located within the subject
tract:
(a)
The location, name and dimensions of existing
rights-of-way and cartways for streets, alleys and driveways.
(b)
The location and size of the following features
and related rights-of-way: sanitary sewer mains, water supply mains,
fire hydrants, buildings and stormwater management facilities.
(c)
The location of existing rights-of-way for electric,
gas and oil transmission lines and railroads.
(d)
The size, capacity and condition of the existing
stormwater management system and any other facility that may be used
to convey storm flows.
(e)
The location and size of existing on-lot sewage
systems and wells.
(f)
Significant environmental or topographic features
such as floodplains, quarry sites, solid waste disposal areas, historic
structures, cemetery or burial sites, archaeologic sites, highly erosive
soils or wooded areas.
(g)
The location of wetlands and subsequent data or information required by §
185-21 of this chapter.
(h)
The location of all floodplains as outlined by the Zoning Ordinance [Chapter
225].
(5) All steep slopes areas, or areas subject to slope control, as outlined by the Zoning Ordinance [Chapter
225], must be shown on the plans in accordance with all Zoning Ordinance [Chapter
225] requirements. The plans shall also show all proposed disturbed areas, structures, impervious areas, etc. and provide all additional information required by the Zoning Ordinance [Chapter
225].
D. Plan information.
(1) The layout of streets, alleys and sidewalks, including
cartway and right-of-way widths.
(2) The layout of lots with approximate dimensions.
(3) Block and lot numbers in consecutive order (e.g.,
Block "A," Lots 1 through 10; Block "B," Lots 11 though 22).
(4) The location and configuration of proposed buildings,
parking compounds, streets, alleys, driveways, common open space,
recreational areas and all other significant planned facilities.
(5) Total number of lots, units of occupancy, density
and proposed land use. If a multiple land use is proposed, the location
of each land use shall be indicated.
(6) Easements and rights-of-way.
(7) Building setback line and building envelope.
(8) Identification of buildings to be demolished.
(9) Typical street cross section for each proposed public
or private street and typical cross section for any existing street
which will be improved as part of the application. Each cross section
shall include the entire right-of-way width.
(10)
Street centerline profile for each proposed
public or private street shown on the preliminary plan including corresponding
centerline stationing.
(11)
The preliminary design of the proposed sanitary
sewer mains and water supply mains and facilities. This information
shall include the approximate size, vertical location and horizontal
location.
(12)
The following stormwater management data and plans designed in accordance with §
185-39 of this chapter. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the base of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board shall make the final determination on the design criteria, methodology and form of presentation.
(a)
All calculations, assumptions, criteria and
references used in the design of stormwater management facilities,
the establishment of existing facilities capabilities, and the pre-
and post-development discharges.
(b)
Plans and profiles of all proposed stormwater
management facilities including vertical and horizontal alignment,
size and type of material. This information shall be of the quality
required for the construction of all facilities.
(c)
For all basins which hold two acre-feet or more
of water and have an embankment that is 10 feet or more in height,
soil structure and characteristics shall be provided. Plans and data
shall be prepared by a registered professional engineer. These submissions
shall provide design solutions for frost-heave potential, shrink-swell
potential, soil bearing strength, water infiltration, soil settling
characteristics, fill and backfilling procedures and soil treatment
techniques as required to protect the improvements for adjacent structures.
(d)
The type, location, and extent of all temporary
and permanent erosion and sedimentation control measures shall be
shown on an erosion and sedimentation control plan that conforms to
the requirements of the Soil Erosion and Sedimentation Control Manual
of the Pennsylvania Department of Environmental Protection and which
shall be submitted to the Chester County Conservation District for
review.
(e)
Data concerning subsoil and rock foundation
conditions and the physical properties of the materials entering into
the construction of all BMPs.
(f)
Soil types as designated by the USDA SCS Soil
Survey of Chester County.
(g)
Designation of limits of on-site watershed areas,
including a map which shows the off-site watershed areas.
(h)
A note on the plan indicating any area that
is not to be offered for dedication along with a statement that the
Township is not responsible for maintenance of any area not dedicated
to and accepted for public use, and that no alteration to swales or
basins or placement of structures shall be permitted within easements.
(i)
A written hydraulic report and erosion and sedimentation
narrative, which includes stormwater runoff calculations for both
predevelopment and postdevelopment conditions for peak discharge and
pollutant removal.
(j)
An erosion and sedimentation control plan narrative
that conforms to the requirements of the Soil Erosion and Sedimentation
Control Manual of the Pennsylvania Department of Environmental Protection
and provides a description of all erosion and sedimentation control
measures, temporary as well as permanent, including the staging of
earthmoving activities, sufficient in detail to clearly indicate their
function.
(k)
Description of an ownership and maintenance
program, in a recordable form, that clearly sets forth the ownership
and maintenance responsibilities for all temporary and permanent stormwater
management facilities, including the following:
[1]
Description of the method and extent of the
maintenance requirements.
[2]
When maintained by a private entity, identification
of an individual, corporation, association or other entity responsible
for ownership and maintenance.
[3]
When maintained by a private entity, a copy
of the legally binding document which provides that the Township shall
have the right to:
[a] Inspect the facilities at any time.
[b] Require the private entity to take
corrective measures and assign the private entity reasonable time
periods for any necessary action.
[c] Authorize maintenance to be done
and lien the cost of the work against the properties of the private
entity responsible for maintenance.
[4]
Establishment of suitable easements for access
to stormwater management facilities. This document shall be recorded
in the Chester County Recorder of Deeds Office upon approval of the
final plan.
(l)
For all proposed detention basins and retention
basins, and temporary sedimentation basins, the documentation shall
include a plotting or tabulations of storage volumes with corresponding
water surface elevations and the outflow rates for those water surfaces.
(m)
For all proposed detention basins and retention
basins, and temporary sediment basins, documentation shall set forth
the design hydrology and the short-cut routing method or a method
of equal caliber acceptable to the Township Engineer utilized to determine
the function of the basin.
(13)
A statement on the plan indicating any zoning
amendment, special exception, variance or conditional use approvals,
if applicable.
(14)
A statement on the plan indicating any existing
or proposed waivers granted by the Board.
(16)
A table indicating the existing zoning district,
total tract area, required lot size, required setbacks, required maximum
and/or minimum development density, maximum building height and number
of lots in the proposed subdivision along with the proposals for each
of these parameters.
(17)
Where the proposed subdivision or land development
is located partially or wholly within an area prone to frequent flooding
(either by impoundment or conveyance) as indicated by the flood insurance
rate map profiles and supporting data, soil type or local historical
record; the developer shall supply the location and elevation of all
proposed roads, fills, utilities, buildings, stormwater management
and erosion control facilities.
(18)
Location of all percolation test holes, deep
probe holes and proposed well locations, if applicable.
(19)
Easements for the on-lot sewage replacement
locations, if applicable.
(20)
Clear sight triangles and stopping sight distances for all intersections as described in §
185-33E of this chapter shall be shown on the plan.
(21)
The location of all deciduous trees larger than
three inches in caliper and evergreen trees six feet or larger in
height, and/or woodlands on the site and location of trees and/or
woodland to be removed.
(22)
Where the preliminary plan covers only a part
of an intended larger development, a sketch plan of the future development,
in a form suitable to the execution of the feasibility report on sewer
and water facilities for the unsubmitted part shall be furnished.
The street system of the plan under consideration may be subject to
review and the submitted part will be considered in light of adjustments
and connections with future streets in the part not submitted.
(23)
In case of a preliminary plan calling for the
installation of improvements beyond a five year period, a schedule
delineating all proposed phases as well as deadlines within which
applications for final plan approval of each phase are intended to
be filed shall be provided. Each phase in any residential subdivision
or land development, except for the last phase, shall contain a minimum
of 25% of the total number of dwelling units as depicted on the preliminary
plan.
E. Certificates, notifications and reports.
(1) Certificates. The following certificates shall be
provided on Sheet 1 of the submitted plans:
(a)
Certificate of review by the Township Planning
Commission (see Appendix No. 9).
(b)
Certificate for approval by the Board (see Appendix
No. 5).
(c)
Certificate, signature and seal of the surveyor
registered in the Commonwealth of Pennsylvania to the effect that
the survey is correct (see Appendix No. 2).
(d)
Certificate, signature and seal of a professional
registered in the Commonwealth of Pennsylvania and qualified to perform
such duties, to the effect that the plan is correct (see Appendix
No. 1).
(e)
Certificate, signature and seal of a professional
registered in the Commonwealth of Pennsylvania and qualified to perform
such duties, indicating compliance with the stormwater management
provisions of this chapter (see Appendix No. 3).
(2) Notifications.
(a)
Where the tract described in the application
includes any public utility, electric transmission line, gas pipeline
or petroleum product transmission line located within the tract, the
applicant or lessee of such right-of-way shall notify the owner of
the right-of-way of his intentions. A note stating any conditions
regarding the use of the land, minimum building setback or right-of-way
lines shall be included on the plan. This requirement may also be
satisfied by submitting a copy of the recorded agreement.
(b)
Where the land included in the subject application
has an agricultural, woodland or other natural resource easement located
within the tract, the application shall be accompanied by a letter
from the party holding the easement stating any conditions on the
use of the land. This requirement may also be satisfied by submitting
a copy of the recorded easement.
(3) Reports.
(a)
A hydrologic report as described by Subsection (D)(12) above and §
185-39 of this chapter.
(b)
Water and sewer feasibility report as described in §
185-19 of this chapter.
(c)
A traffic evaluation report as described in §
185-20 of this chapter.
(d)
A wetland report as described in §
185-21 of this chapter.
(e)
A Phase I Environmental Site Assessment report as described in §
185-22 of this chapter when determined to be necessary by the appropriate Township official(s) in order to protect and promote safety or health, including the minimization of problems as may presently exist or which may be foreseen in accordance with modern and evolving principles of site planning and development.
(f)
Copies of all decisions rendered by the Zoning
Hearing Board or Board of Supervisors, as applicable, when the proposed
use is permitted by special exception or conditional use or where
a variance has been granted.
F. Filing fee. The preliminary plan shall be accompanied
by a check or money order drawn to the order of the Township in an
amount specified on the fee schedule adopted by the Board.
Final subdivision and/or final land development
plans shall be prepared by an engineer, surveyor or landscape architect
licensed to practice m the Commonwealth of Pennsylvania. The final
plan shall be accompanied by or prepared in accordance with the following:
A. Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in §
185-16A of this chapter. The plan shall be clearly and legibly drawn to a scale of 10 feet, 20 feet, 30 feet, 40 feet or 50 feet to the inch.
B. Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in §
185-16B of this chapter.
C. Existing features. The same standards shall be required for a final plan as specified for a preliminary plan in §
185-16C of this chapter.
D. Plan information.
(1) Complete description of the centerline and right-of-way
line for all new streets, whether public or private, and alleys. This
description shall include distances and bearings with curve segments
comprised of radius, tangent, arc and chord.
(2) Lot lines with accurate bearings and distances and
lot areas for all parcels. Curve segments shall be comprised of arc,
chord, bearings and distances. Along existing street rights-of-way
the description may utilize the existing deed lines or street centerlines;
along all proposed street rights-of-way, the description shall be
prepared to the right-of-way lines.
(3) Block and lot numbers in consecutive order (e.g.,
Block "A," Lots 1 through 10; Block "B" Lots 11 through 22).
(4) The location and configuration of proposed buildings,
parking compounds, streets, alleys, driveways, recreational areas
and all other significant planned facilities shall be shown.
(5) Total number of lots, units of occupancy, density
and proposed land use. If a multiple land use is proposed, the location
of each land use shall be indicated.
(6) Easements and rights-of-way.
(7) Building setback line and building envelope.
(8) Identification of buildings to be demolished.
(9) Typical street cross section for proposed public or
private streets and alleys and a typical cross section for any existing
street which will be improved as part of the application. Each cross
section shall include the entire right-of-way width.
(10)
Final vertical and horizontal alignment for
proposed public or private streets and alleys, sanitary sewer and
water distribution systems. All street profiles shall show at least
the existing (natural) profile along the centerline, proposed grade
at the centerline and the length of all proposed vertical curves streets.
All water distribution and sanitary sewer systems shall provide manhole
locations and size and type of material. This information may be provided
on separate sheets and is not subject to recording with the final
plans.
(12)
Location and material of all permanent monuments
and lot line markers, including a note that all monuments and lot
markers are set or indicating when they will be set.
(13)
A detailed grading plan. The grading plan shall
include finished grades and ground floor elevations. This information
may be provided on separate sheets and is not subject to recording
with the final plans.
(14)
Identification of any lands to be dedicated
or reserved for public, semi-public or community use.
(15)
A table indicating the existing zoning district,
total tract area, required lot size, required setbacks, required maximum
and/or minimum development density, maximum building height and number
of lots in the proposed subdivision along with the proposals for each
of these parameters.
(16)
Where the proposed subdivision or land development
is located partially or wholly within an area prone to frequent flooding
(either by impoundment or conveyance) as indicated by the flood insurance
rate map (profiles), soil type or local historical record; the applicant
shall supply the location and elevation of all proposed roads, fills,
utilities, buildings, stormwater management and erosion control facilities.
(17)
In the case of a plan which requires access
to a highway under the jurisdiction of the Department of Transportation,
the inclusion of the following plan note:
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"A Highway Occupancy Permit is required pursuant
to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428),
known as the 'State Highway Law,' before access to a State highway
is permitted. Access to the State highway shall be as authorized by
a Highway Occupancy Permit and the Board of Supervisors approval of
this plan in no way implies that such a permit can be acquired."
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(18)
A statement on the plan indicating the granting
of zoning amendment, special exception or variance, if applicable,
along with waivers or conditional use approvals granted by the Board.
(19)
Stormwater management data, plans and information outlined by §
185-16D(12).
(20)
Location of all percolation test holes, deep
probe holes and proposed well locations, if applicable.
(21)
A complete landscape plan, prepared by a registered landscape architect, showing the location, size and type of all plant material required by provisions of the Zoning Ordinance [Chapter
225] or any other applicable Township regulations including, but not limited to, screening, buffer planting, parking landscaping, replacement trees and street trees. The landscape plan should be provided on separate sheets and must include all plans, narratives, notes, sketches, diagrams, etc. required by the Zoning Ordinance [Chapter
225]. The plan must contain the signature and seal of the person responsible for preparation of the plan.
(22)
Easements for the on-lot sewage replacement
locations, if applicable.
(23)
Clear sight triangles and stopping sight distances for all intersections as described in §
185-33E of this chapter shall be shown on the plan.
(24)
The location of all deciduous trees larger than
three inches in caliper and evergreen trees six feet or larger in
height, and/or woodlands on the site and location of trees and/or
woodland to be removed.
(25)
A detailed schedule of inspections, as generally outlined by §
185-26 of this chapter, which is tailored for the site under consideration.
E. Certificates, notifications and reports.
(1) Certificates. The following certificates shall be
provided on Sheet 1 of the submitted plans:
(a)
Certificate, signature and seal of a professional
registered in the Commonwealth of Pennsylvania and qualified to perform
such duties, to the effect that the plan is correct (see Appendix
No. 1).
(b)
Certificate, signature and seal of the surveyor
registered in the Commonwealth of Pennsylvania to the effect that
the survey is correct (see Appendix No. 2).
(c)
Certificate, signature and seal of a professional
registered in the Commonwealth of Pennsylvania and qualified to perform
such duties, indicating compliance with the provisions of the Township
Stormwater Management Ordinance (see Appendix No. 3).
(d)
Certificate of review by the Planning Commission
(see Appendix No. 9).
(e)
Certificate for approval by the Board of Supervisors
(see Appendix No. 7).
(f)
A statement duly acknowledged before an officer
authorized to take acknowledgment of deeds and signed by the landowner,
certifying that the subdivision or land development shown on the plan
is the act and the deed of the owner; that all those signing are all
the owners of the property shown on the survey and plan; that they
desire the same to be recorded as such and that all streets and other
property identified as proposed public property are dedicated for
public use. (See Appendix No. 4.) This must be dated following the
last change or revision to said plan.
(g)
Certification of review by the County Planning
Commission (see Appendix No. 10).
(h)
A certificate to accommodate the Recorder of
Deeds information (see Appendix No. 11).
(2) Notifications.
(a)
Notification from DEP that approval of the sewer
facility plan revision (plan revision module for land development)
or supplement has been granted or notice from DEP that such approval
is not required.
(b)
Where the tract described in the subject application
includes any public utility, electric transmission line, gas pipeline
or petroleum product transmission line located within the tract, the
applicant or lessee of such right-of-way shall notify the owner of
the right-of-way of his intentions. A note stating any condition regarding
the use of the land, minimum building setback or right-of-way lines
shall be included on the plan. This requirement may also be satisfied
by submitting a copy of the recorded agreement.
(c)
Where the land included in the subject application
has an agricultural, woodland or other natural resource easement located
within the tract, the application shall be accompanied by a letter
from the party holding the easement stating any conditions on the
use of the land. This requirement may also be satisfied by submitting
a copy of the recorded easement.
(d)
Notification from the Postmaster, of the postal
district which the tract is located, stating that the proposed street
names are acceptable.
(e)
A note placed on the plan indicating any area
that is not to be offered for dedication, if applicable.
(f)
Written notice from the Township Engineer and
the appropriate Authority Engineer that all proposed improvements
have been designed to the standards of the Township and/or the Authority
and that financial guarantees in a form suitable to the Board of Supervisors
and the appropriate Authority have been received. (See Appendices
No. 15 and 17 and Article
V.) When the applicant posts financial guarantee in lieu of completion of the improvements, a detailed estimate of the cost of improvements shall be prepared and provided in accordance with provisions of Article
V. The detailed estimate shall be accompanied by a completed Appendix No. 16. Appendix No. 16 shall serve as a summary of the detailed estimate and as verification of approval by the developer. When the applicant posts financial guarantee in lieu of completion of the improvements, the final plan shall be accompanied by a completed improvement guarantee agreement. General examples of these agreements are provided in Appendix No. 23.
(g)
Such written notices of approval as required
by this chapter, including written notices approving the water supply
systems, sanitary sewage systems and stormwater runoff to adjacent
properties.
(h)
The submission of a controlling agreement in accordance with §
185-33H when an application proposes to establish a street which is not offered for dedication to public use.
(i)
Notification from the appropriate State and
Federal agencies that permits have been issued, or are not required,
for any proposed activities within streams, wetlands or any other
State or Federally regulated body of water. These permits include,
but are not limited to, floodplain encroachment permits, dam safety
permits, earth disturbance permits, stream encroachment permits and
general permits. When the final plan is submitted in sections, the
above notifications for all applicable activities on the entire site,
shown on the approved preliminary plan shall be provided upon submittal
of the first final phase of the project.
(j)
A Pennsylvania Department of Transportation
Highway Occupancy Permit for any stormwater management facility proposed
within the right-of-way of a State road.
(k)
Receipt of approvals or permits from the appropriate
agency for the Erosion and Sedimentation Control Plan.
(3) Reports.
(b)
A traffic evaluation report as described in §
185-20 of this chapter.
(c)
A wetland report as described in §
185-21 of this chapter.
(d)
Copies of all decisions rendered by the Zoning
Hearing Board or Board of Supervisors, as applicable, when the proposed
use is permitted by special exception or conditional use or where
a variance has been granted.
F. Filing fee. The final plan shall be accompanied by
a check or money order drawn to the order of the Township in an amount
specified on the fee schedule adopted by the Board.
Lot add-on plans shall be prepared by a qualified
person and shall include the following information:
A. Drafting standards. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in §
185-16A of this chapter.
B. Location and identification. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in §
185-16B of this chapter.
C. Existing features. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in §
185-16C of this chapter.
D. Plan information. The same standards shall be required for a lot add-on plan as specified for a final plan in §
185-17D of this chapter.
E. Certificates. The following certificates shall be
provided on Sheet 1 of the submitted plans.
(1) Certificate, signature and seal of a surveyor registered
in the Commonwealth of Pennsylvania to the effect that the survey
is correct (see Appendix 2).
(2) Certificate for approval by the Board (see Appendix
No. 8).
(3) A statement, duly acknowledged before an officer authorized
to take acknowledgment of deeds and signed by the landowner, to the
effect that the subdivision or land development shown on the plan
is the act and the deed of the owner, that all those signing are all
the owners of the property shown on the survey and plan and that they
desire the same to be recorded as such (see Appendix No. 4).
(4) Certification of review by the County Planning Commission
(see Appendix No. 10).
(5) A certificate to accommodate the Recorder of Deeds
information (see Appendix No. 11).
F. Filing fee. The plan shall also be accompanied by
a check or money order drawn to the Township in an amount specified
on the fee schedule adopted by the Board (see Appendix 23).
[Amended 11-15-2006 by Ord. No. 2006-04]
All nonresidential subdivisions and all nonresidential
developments (with the exception of agricultural development) shall
provide studies and reports in accordance with the requirements of
this section if: 1) the access is expected to have an adjacent average
daily trips (ADT) of 1,000 or more vehicles; 2) during any one-hour
time period, the development is expected to generate a total of 100
or more new vehicle trips; or 3) in the opinion of the township, the
development is expected to have a significant impact on highway safety
or traffic flow even though it does not meet either 1) or 2) above.
All residential developments or subdivisions containing 15 or more
dwelling units or residential lots shall provide studies and reports
in accordance with the requirements of this section. All applicants
with developments which do not meet the above-stated criteria shall
submit the information required in Subsection B(4) below.
A. The applicant is responsible for assessing the traffic
impacts associated with a proposed development which meets any condition
set forth above. The Township will review the applicants assessment
and supply available data upon request to aid the applicant in preparing
the study. The applicant shall be responsible for all data collection
efforts required in preparing a traffic impact study including peak
period turning movement counts. In addition, the applicant is responsible
for ensuring that any submitted development plans meet the minimum
State and local standards for geometric design. The study shall be
conducted only by a professional engineer that has verifiable experience
in traffic engineering. Upon submission of a draft study, the Township
may review the data sources, methods and findings and provide comments
in written form. The applicant will then have the opportunity to incorporate
necessary revisions prior to submitting a final study.
B. Traffic impact study contents. A traffic impact study
prepared for a specific site development proposal shall follow the
basic format shown below. Additions or modifications should be made
for a specific site, when appropriate. This basic format allows for
a comprehensive understanding of the existing site, future conditions
without the proposed use and the impacts associated with the proposed
development plan. Following is a brief narrative for each section
of a traffic impact study.
(1) Introduction. This section identifies the land use
and transportation setting for the site and its surrounding area.
(a)
Site and study area boundaries. A description
of the size of the land parcel, terrain features, all legal right-of-ways
lines of the highways that are located within and adjacent to the
site and the location within the Township shall be included in this
section. The limits of the site study area shall be based on sound
traffic engineering criteria and an understanding of existing and
proposed traffic conditions at the site.
(b)
Site description. This section should contain
a brief narrative which describes the proposed development in terms
of its function, size and near and long term growth potential. This
description should be supplemented by a sketch which clearly shows
the proposed development within the site boundaries, its internal
traffic circulation pattern and the location and orientation of its
proposed access points.
(c)
Existing and proposed site uses. The existing
and proposed uses of the site should be identified in terms of the
various zoning categories in the jurisdiction. In addition, identify
the specific use on which the request is made since a number of uses
may be permitted under the existing ordinances.
(d)
Existing and proposed nearby uses. Include a
complete description of the existing land uses in the vicinity of
the site as well as their current zoning. The applicant should also
state the proposed uses for adjacent land, if known. This latter item
is especially important where large tracts of underdeveloped land
are in the vicinity of the site and within the prescribed study area.
(e)
Existing and proposed roadways and intersections.
Within the study area, describe existing roadways and intersections
(geometrics and traffic signal control) as well as improvements contemplated
by government agencies.
(2) Analysis of existing conditions. This section describes
the results of the volume/capacity analysis to be completed for the
roadways and intersections in the vicinity of the site under existing
conditions as well as any data collection efforts that are required.
(a)
Daily and peak hour(s) traffic volumes. Provide
schematic diagrams depicting daily and peak hour(s) traffic volumes
for roadways within the study area. Turning movement and mainline
volumes are to be presented for the three peak hour conditions (AM,
PM and site generated) while only mainline volumes are required to
reflect daily traffic volumes. Include the source and/or method of
computation for all traffic volumes.
(b)
Volume/capacity analyses at critical points.
Utilizing techniques described in the Highway Capacity Manual or derivative
nomographs, include an assessment of the relative balance between
roadway volumes and capacity. Perform the analysis for existing conditions
(roadway geometry and traffic signal control) for the appropriate
peak hours.
(c)
Level of service at critical points. Based on
the results obtained in the previous section, levels of service (A
through F) are to be computed and presented. This section should also
include a description of typical operating conditions at each level
of service.
(3) Analysis of future conditions without development.
This section describes the anticipated traffic volumes in the future
and the ability of the roadway network to accommodate this traffic
without the proposed zoning or subdivision request. The future year(s)
for which projections are made will be specified by the Township and
will be dependent on the timing of the proposed development.
(a)
Daily and peak hour(s) traffic volume. Clearly indicate the method and assumptions used to forecast future traffic volumes in order that the Township can duplicate these calculations. The schematic diagrams depicting future traffic volumes will be similar to those described in Subsection
B(2)(a) above in terms of locations and times (daily and peak hours).
(b)
Volume/capacity analyses at critical locations.
Describe the ability of the existing roadway system to accommodate
future traffic (without site development). If roadway improvements
or modifications are committed for implementation, present the volume/capacity
analysis for these conditions.
(c)
Levels of service at critical points. Based
on the results obtained in the previous section, determine levels
of service (A through F).
(4) Trip generation. Identify the amount of traffic generated
by the site for daily and the three peak conditions. Trip generation
shall be based on published trip rates in the latest revision of "Trip
Generation," Institute of Transportation Engineers.
(5) Trip distribution. Identify the direction of approach
for site generated traffic for the appropriate time periods. As with
all technical analysis steps, the basic method and assumptions used
in this work must be clearly stated in order that the Township can
replicate these results.
(6) Traffic assignment. Describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes should then be combined with anticipated traffic volumes from Subsection
B(3) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(7) Analysis of future conditions with development. This
section describes the adequacy of the roadway system to accommodate
future traffic with development of the site.
(a)
Daily and peak hour(s) traffic volumes. Provide
mainline and turning movement volumes for the highway network in the
study area as well as driveways and internal circulation roadways
for the appropriate time periods.
(b)
Volume/capacity analyses at critical points. Perform a volume/capacity analysis for the appropriate peak hours for future conditions with the site developed as proposed, similar to Subsection
B(2)(b) and
(3)(b) above.
(c)
Levels of service at critical points. As a result
of the volume/capacity analysis, compute and describe the level of
service on the study area roadway system.
(d)
Final design must address both traffic flow
and traffic safety considerations to provide safe operational characteristics.
(8) Recommended improvements. In the event that the analysis indicates unsatisfactory levels of service will occur on study area roadways, a description of proposed improvements to remedy deficiencies should be included in this section. These proposals would not include committed projects by the State and local jurisdictions which were described in Subsection
B(1) and reflected in the analysis contained in Subsection
B(2) and
(3).
(a)
Proposed recommended improvements. Describe
the location, nature and extent of proposed improvements to assure
sufficient roadway capacity. Accompanying this list of improvements
are preliminary cost estimates, sources of funding, timing, and likelihood
of implementation.
(b)
Volume/capacity analyses at critical points.
Another iteration of the volume/capacity analysis will be described
which demonstrates the anticipated results of making these improvements.
(c)
Levels of service at critical points. As a result
of the revised volume/capacity analysis presented in the previous
section, present levels of service for the highway system with improvements.
(9) Conclusion. The last section of the report should
be a clear concise description of the study findings. This concluding
section should serve as an executive summary.
C. Contribution in lieu of preparation of studies. If
an applicant believes that the preparation of traffic study and report
required herein is not warranted, he may request the Board to waive
the preparation of such study.
(1) The applicant for approval of any commercial, industrial
or institutional subdivision or land development shall provide the
Township with a certification of the usable building floor area to
be constructed for the purpose of determining the contribution in
lieu of preparation of studies.
(2) The contribution in lieu of preparation of studies
provided for herein shall be in addition to all charges imposed by
any Authority for tapping and connection fees and shall be in addition
to all other review, inspection and other fees or charges imposed
by the Township and/or any Authority and all sums otherwise agreed
to be paid by the applicant.
(3) The applicant shall enter into an agreement with the
Township setting forth the contribution in lieu of preparation of
studies to be paid and the studies to be waived by the Township. All
such agreements shall be in a form satisfactory to the Township Solicitor.
(4) All contributions in lieu of preparations of fees
shall be paid prior to approval of the final plan by the Township
Supervisors.
(5) All developments receiving a waiver of preparation of a traffic evaluation study in accordance with this section shall provide, as a minimum, the information required in Subsection
B(4).