The sketch plan may be submitted by the applicant
as a basis for informal discussion with the Planning Commission and
the Board as to the intended use and arrangement of a proposed subdivision
or land development, issues likely to arise during the formal review
and possible solutions to anticipated problems. The applicant is strongly
encouraged to submit a sketch plan.
A.
Data furnished in a sketch plan shall be at the discretion
of the applicant; however, to obtain maximum benefit, it is suggested
that a sketch plan should include the following information:
(1)
Tract boundaries.
(2)
Location of tract.
(3)
North point.
(4)
Streets on and adjacent to the tract, properly named
and identified.
(5)
Topographical and physical features. United States
Geological Survey and Soil Conservation Service information may be
used but should be plotted to appropriate scale.
(6)
Proposed general street layout.
(7)
Proposed general lot layout.
(8)
In the case of land development plans, proposed general
layout, including building locations, parking lots and open spaces.
(9)
A complete listing of all soil types on the tract
as well as the mapping of the soil types on the full-scale drawing.
(10)
Identification of all designated floodplain
areas on the tract.
(11)
Identification of existing and proposed bicycle, pedestrian,
and/or equestrian facilities for the development in addition to facilities
indicated on the Township's Official Map, Comprehensive Plan, and
the Central Chester County Bicycle and Pedestrian Circulation Plan
as applicable.
[Added 12-13-2016 by Ord.
No. 7-2016]
B.
In order to expedite approval of plans, the applicant may submit with the sketch plan planning modules for land development required for Township action in revising the Official Plan of Sewerage Facilities as provided in § 95-13D(13) hereof.
C.
A sketch plan need not be to exact scale, nor are
precise dimensions required.
The following features and requirements shall
be submitted/followed with a preliminary plan:
A.
Drafting requirements.
(1)
Maps shall be drawn to a scale not smaller than 100
feet to the inch.
(2)
The material to be submitted for consideration as
the preliminary plan for subdivision or land development shall be
prepared in accordance with the Act of May 23, 1945 (P.L. 913, No.
367), known as the "Professional Engineers Registration Law."[1]
[1]
Editor's Note: See now 63 P.S. § 148
et seq., the Engineer, Land Surveyor and Geologist Registration Law.
(3)
The sheets submitted shall be no smaller than 17 inches
by 22 inches and no larger than 34 inches by 44 inches. If more than
one sheet is necessary, each sheet shall be the same size and numbered
to show its relation to the total number of sheets in the plan, for
example "Sheet No. 1 of 5 sheets."
(4)
Where two or more sheets are submitted, a key map
at a scale sufficient to show their relationship shall be provided.
(5)
Those significant natural features required to be identified in § 95-13C(1), below, shall be shown on plan map(s) and on three presentation plans, as outlined below, at the same scale as plan map(s) submitted, in order to determine the locational relationship of identified site features to development as proposed. The presentation plans shall be no larger than 18 inches by 24 inches and shall consist of three sheets:
[Amended 9-9-2008 by Ord. No. 2-2008]
(a)
Sheet 1: existing conditions presentation plan.
The following elements shall be shown on the existing conditions presentation
plan:
(b)
Sheet 2: proposed improvements presentation plan. This plan will be prepared for comparison with the existing conditions presentation plan required by § 95-13A(5)(a). The following elements shall be shown on the proposed improvements presentation plan:
(c)
Sheet 3: aerial photograph presentation plan.
The aerial photograph with an overlay of the proposed improvements
shall be submitted.
(6)
All submitted plans shall be filed in both paper format
as well as electronic format (Auto CAD).
[Added 11-8-2005 by Ord. No. 9-2005]
B.
Location, identification and background.
(1)
A sketch or map, drawn approximately to scale, showing
the location of the proposed subdivision or land development in relation
to adjacent properties and existing streets.
(2)
The limits, dimensions and acreage of the tract to
be subdivided or developed and the proposed name or identifying title.
(3)
The date, scale and North point.
(4)
The name and address of the landowner.
(5)
The name, address and telephone number of the applicant.
(6)
The name, seal and signature of the engineer, landscape
architect or surveyor who prepared the plan.
(7)
The zoning applicable to the tract to be subdivided
or developed along with all zoning boundaries, if any, that traverse
or are within 300 feet of the tract.
(8)
A statement or certificate by the applicant indicating
that the plans are or are not in conformity with engineering, zoning,
building, sanitation and other applicable Township ordinances and
regulations and, if they are not so conforming, the reasons for requesting
an exception.
C.
Existing features.
(1)
Natural features.
(a)
Contours at vertical intervals of two feet when
average grades do not exceed 30%. When average grades exceed 30%,
intervals may be at 5 feet.
[1]
Datum to which elevations refer. Where reasonably
practicable, datum shall refer to established United States Geological
Survey elevations.
(b)
Steep slopes. In plotting steep slopes, the
applicant shall distinguish by shading those slopes between 20% and
30% from those slopes in excess of 30% and shall indicate the extent
of those slopes considered to be "man-made."
(c)
In determining the area of steeply sloping land
on any site, the following rules shall apply:
[1]
The maximum elevation difference over which
steep slope, including prohibitive slopes, may be determined is 20
feet.
[2]
The limit of steeply sloping areas is to be
determined by the first contour interval over which twenty-percent
slopes occur or, in the case of prohibitive slopes, over which thirty-percent
slopes occur, and steep slope areas may not be averaged over areas
of lesser slopes.
[3]
Areas of steep slope, including those areas
of prohibitive slope, consisting of two contour intervals or less
and less than 1,000 square feet in extent may be excluded, provided
that they do not adjoin or abut larger areas of steep slopes, as defined
herein.
[4]
Small areas of less than steep and prohibitive
slope occurring in the midst of larger areas of similar slope shall
be averaged into the adjoining steep slope area.
[5]
For the purpose of lot area calculation, the
total area of steep slope shall be carefully measured and enumerated
on the plan with respect to their occurrence in each of the individual
lots proposed.
(d)
Generalized soil types as mapped in the Soil
Survey of Chester and Delaware Counties.
(e)
Wetlands delineation(s) where required under
applicable regulation of the Pennsylvania Department of Environmental
Protection and/or United States Army Corps of Engineers. A copy of
all pertinent documentation shall be submitted to East Bradford Township
at the time of submission to the agency or agencies having jurisdiction.
When, as a result of objective criteria such as the existence of freestanding
surface water, hydric soils, high-water table and existing flora,
the Township Engineer has reason to believe that a portion of a parcel
of land may be a wetland within the jurisdiction of the United States
Army Cops of Engineers, the Township Engineer may require a study
by a person qualified to make wetland determinations, such as a biologist
and/or professional engineer to identify the existence and boundaries
of any such wetlands. In the event that such wetlands are identified,
all necessary approvals and/or permits from the United States Army
Corps of Engineers and/or any other governmental agency with jurisdiction
or wetlands shall be obtained, and copies of the applications and
permits/approvals filed with the Township Administrator immediately
upon submission and receipt thereof by the applicant.
(f)
A description of each soil classification found on the parcel, which explains limitations for on-site sewage disposal and is correlated with the results of percolation tests that may be required under § 95-13C(1)(j).
(g)
Areas within the Floodplain District, including
floodway, floodway fringe and approximated floodplain areas as delineated
by the Flood Insurance Study prepared for the Township of East Bradford
by the Federal Insurance Administration.
(h)
Water bodies and watercourses, both perennial
and seasonal.
(i)
When applicable, test wells shall be installed and the results provided to the Township, per the requirements of § 95-30D.
(k)
Drainage basins and subbasins, including indications
of the ridge lines which divide them.
(l)
Generalized geological characteristics, including
rock formation type(s).
(m)
The location of existing individual trees, tree
masses and their associated vegetation layers, mature trees and other
vegetation such as hedgerows; wetland vegetation; old field; meadow,
pasture or cropland; orchard; cultivated and ornamental garden areas;
etc.
(n)
If applicable, the boundaries of the Brandywine Scenic River District, including the locations of areas designated as "visually significant landscapes." The applicant shall indicate the relationship between the boundaries of the BSR District and the locations of ridge lines identified as per § 95-13C(1)(k).
(o)
A delineation of those portions of the tract
visible from adjacent public roads.
(p)
Any other significant natural features within
the proposed subdivision and within 50 feet of the boundaries of the
proposed subdivision.
(2)
Built features.
(a)
Existing structures and other improvements.
(b)
All existing streets on or immediately adjacent
to the tract, including name, right-of-way width and cartway width.
(c)
The location and, where applicable, the dimensions
of existing easements, rights-of-way, public lands, monuments and
other similar features.
(d)
The locations, center line rights-of-way, limits of easements
and dimensions of all existing streets, roads, railroads, sewers and
sewage systems, drain fields, aqueducts, water mains and feeder lines,
fire hydrants, all transmission pipelines (gas, oil or other), electric
transmission lines, watercourses, buildings, sources of water supply
and other significant man-made features within the property or within
400 feet of any part of the property proposed to be developed or subdivided.
[Amended 3-10-2015 by Ord. No. 5-2015]
(e)
Locations on the tract, or within 50 feet of
the property boundary of resources of known or potential local, state
or national historical significance, including buildings, structures,
objects, sites or districts (above or below ground).
(f)
Existing bicycle or pedestrian facilities.
[Amended 12-13-2016 by Ord. No. 7-2016]
(g)
Locations within the tract and off the tract within 300 feet of the tract boundary, of all structures and areas of known or identified historical significance. Where such structures or areas of historical significance are required to be located on the plan, an historic resource impact study shall be submitted to the Township in accordance with Article XX, § 115-131.1, of the Township Zoning Ordinance.
[Added 11-8-2005 by Ord. No. 9-2005;
amended 9-13-2011 by Ord. No. 3-2011; 6-12-2018 by Ord. No. 01-2018]
D.
Proposed features.
(1)
A statement describing proposed public improvements,
including streets and gutters, including a typical cross-sectional
diagram of proposed street construction, and including the means of
water supply and sanitary drainage to be provided.
(2)
A description of the proposed use of the development.
(3)
Calculations showing the lot area of each proposed
lot.
(4)
All building setback lines, with distances from ultimate
right-of-way lines.
(5)
Structures for the use of two or more prospective
occupants.
(6)
Type of dwelling(s), if applicable.
(7)
Impervious coverage of each lot.
(8)
Location and placement of accessory structures and
facilities.
(9)
All covenants relating to use, including all existing
and proposed easements and rights-of-way.
(10)
Tentative cross and center-line profiles for
each proposed or widened street, including profile for proposed sanitary
sewers and storm drains, showing manholes, inlets and catch basins.
(11)
Preliminary design of any bridges, culverts
or other structures and appurtenances which may be required.
(12)
With respect to installations of any public
improvements within a subdivision and in conjunction with a subdivision
and in conjunction with any land development plan, notations must
be shown indicating all tree masses, specimen trees and trees over
eight-inch caliper proposed to be cleared and all proposed alterations
of the natural grasses exceeding two feet.
[Amended 8-10-2004 by Ord. No. 4-2004]
(13)
All applications for preliminary plans for subdivision
and land development shall be accompanied by planning modules for
land development provided by the Pennsylvania Department of Environmental
Protection, including information with regard to the means of sewage
disposal and provision of water supply and, if on-site facilities
are contemplated, certain test pit and percolation test information,
in order that the Township may have sufficient information to make
a determination if the proposed subdivision of land development adequately
meets the sewage disposal needs of the Township. This submission may
be made with the submission of a sketch plan, but in no case shall
submission be later than concurrently with the filing of preliminary
plans.
(14)
Where subdivision of land is proposed as a part
of land development because of the creation of mortgages encumbering
less than the entire tract, a plan shall be submitted showing the
proposed division of property, including easements for access to all
parcels not fronting on public roads. Such easements shall be a minimum
of 50 feet wide.
(15)
Identification of any land to be dedicated for
public use.
(17)
A preliminary stormwater management plan, when required per § 95-26, Stormwater management, shall include:
(a)
An analysis of existing on-site and off-site
drainage characteristics that may lead to problems as a result of
proposed stormwater management facilities.
(b)
An analysis of all predevelopment and postdevelopment
stormwater flows to and from the subject property, including preliminary
runoff calculations, and flows to all inlets, head walls, swales,
channels, recharge components, basins and other system facilities
and all supporting material.
(c)
An analysis of the percentage of all predevelopment
and postdevelopment stormwater that is recharged to groundwater and
all supporting material.
(d)
A map showing approximate locations and a description
of stormwater management system components, design and operation,
including but not limited to:
[1]
The location of sanitary sewers, storm drains
and similar features within the public right-of-way located within
400 feet of the subject property within the same watershed. (The watershed
within which the property is located shall be identified; if the subject
property is located in more than one watershed, the line(s) dividing
the watersheds shall be delineated.)
[2]
The location and area of all forests, lakes,
ponds, watercourses (including drainage swales) and slopes steeper
than 20% located within the proposed site of subdivision or land development.
[3]
Rights-of-way or easements proposed to be created
for drainage purposes and proposed ownership and maintenance responsibility
for those rights-of-way or easements.
(e)
A narrative summary of the project, including,
but not limited to, the following: a description of how the proposed
project complies with all requirements of federal, commonwealth and
county agencies with regard to stormwater management.
(f)
Plans and data shall be prepared and submitted
by a licensed professional engineer with experience and education
in soil mechanics. These reports shall include discussion of recharge
capability and recharge system applicability and offer suggestions
for water infiltration capacity, soil settling characteristics and
the suitability of existing soils.
(18)
A grading, excavation, erosion and sedimentation control plan shall be submitted, per the requirements of § 95-35, Earth disturbance, to include:
(a)
Identification of all areas where land disturbance
is proposed.
(b)
In the course of the preparation of the preliminary
plans, attention must be given to the preservation of the natural
features of the site, in particular steep slopes, wetlands and wooded
areas. Any disturbance of slopes steeper than 20%, wetland areas or
areas designated for preservation of existing vegetation shall be
minimized and must be avoided if possible. Under circumstances where
such disturbance is nevertheless required, it shall be discussed and
rationale submitted and approved by the Township as to why disturbance
of these areas is necessary.
[Amended 10-12-1999 by Ord. No. 3-1999]
(c)
At the time of the development of the preliminary
erosion and sedimentation control plan, the applicant shall develop
the necessary information to determine a preliminary sequence of construction
that takes into account the need for cutting and filling and disposing
of earth and minimizing exposure of graded surfaces to erosion. The
preliminary plan shall include a detailed discussion of construction-related
erosion and sedimentation control measures, including phasing of proposed
measures relative to phasing of construction. A final erosion and
sedimentation control plan containing all of the proposed measures
and details of construction need not be prepared at this stage, but
the final plan must be consistent with the preliminary plan in matters
related to limits of exposure and sequence of construction.
[Amended 10-12-1999 by Ord. No. 3-1999]
(19)
If the land to be subdivided lies partly in
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 control within the adjoining
municipalities. The design of public improvements shall provide for
a smooth, practical transition where specifications vary between municipalities.
Evidence of approval of this information by appropriate officials
of the adjoining municipalities shall also be submitted.
(20)
Where the preliminary plan covers only a part of the applicant's entire contiguous holding and additional subdivision would be possible, a sketch shall be submitted of the prospective street and lot layout for the remainder per the requirements of § 95-12A(1) through (10), except submission of such materials shall be mandatory, not at the discretion of the applicant (as would be the case with a sketch plan).
(21)
The developer shall preserve existing trails or install trails,
paths, routes, lanes, crossings, crosswalks, signs, or other applicable
facilities devoted to pedestrian, equestrian, or bicycle use in accordance
with the following:
[Added 12-13-2016 by Ord.
No. 7-2016]
(a)
Logically continue, link, or expand existing pedestrian facilities
on, across and abutting the site consistent with the Official Map,
Comprehensive Plan, and Central Chester County Bicycle and Pedestrian
Circulation Plan Improvements Map. The applicant may be requested
to provide an easement dedicated to the Township with connections
to abutting properties that will enable the future continuation of
the bicycle and pedestrian network.
(b)
Alter the course of an existing or proposed trail alignment
within the tract for which development is proposed, provided that
the proposed alteration exhibits quality trail design according to
generally accepted principles of trail design. The Township recommends
the following guidelines: Trail and Path Planning: A Guide for Municipalities
(2007), available from the Chester County Planning Commission.
(c)
Provide pedestrian access to existing anticipated public transit
stops (as indicated on transit providers' annual service plans), public
parks, community facilities, commercial areas, or higher-density residential
developments.
(d)
Identify existing and proposed bicycle and pedestrian facilities
during the site development process.
(e)
As appropriate, provide for the continued ownership and maintenance
of bicycle and pedestrian facilities, including easements, by having
them dedicated to the public sector, donated to a private conservation
organization, or placed under the care of a community or homeowner's
association.
E.
Transportation impact analysis. The following regulations govern
the preparation of transportation impact studies:
[Added 12-13-2016 by Ord.
No. 7-2016]
(1)
A transportation impact study is intended to enable the Township
to assess the impacts of a proposal on the transportation network.
Specifically, its purpose is to:
(a)
Identify any transportation problems that may be created in
the existing highway network as a result of the proposed development.
(b)
Delineate solutions to potential problems and to present improvements
to be incorporated into the proposed development or into the highway
and/or public transit systems within the study area.
(c)
Assist in the protection of air quality and the conservation
of energy, and encourage the use of public transit where available.
(2)
A transportation impact study shall be required for the following
uses:
(a)
Residential land development or subdivision of 25 or more dwelling
units.
(b)
Shopping center.
(c)
Commercial: a commercial building or buildings consisting of
25,000 square feet or more of total floor area.
(d)
Office: a development consisting of 25,000 square feet or more
of total floor area.
(e)
Industrial: a development consisting of 20,000 square feet or
more of total floor area or any truck terminal as a principal use.
(f)
Institutional hospital, nursing home or institutional: A development
of 20,000 square feet or more total floor area.
(g)
Any other use expected to generate greater than 100 new trips
during the site peak hour or 1,000 trips per day.
(3)
Preparation of study. A Pennsylvania-licensed professional engineer
shall prepare the transportation impact study.
(a)
The applicant shall determine the anticipated number of trips
per day by using the Institute of Transportation Engineers (ITE) Trip
Generation Report (current edition). The proposed use or development
shall be identified using the appropriate ITE land use code. The Engineer
shall make a final determination on the literal application of these
standards.
(4)
The study area or scope of work shall be identified, verified and
accepted by the Township.
(5)
Site description. The site description shall include the size, location,
proposed land uses, construction staging, and completion date of the
proposed land development. If the development is residential, types
of dwelling units shall also be included. A brief description of other
major existing and proposed land development within the study area
shall be provided.
(6)
Transportation facilities description. The description shall fully
document the proposed internal and existing external transportation
system.
(a)
This description shall include proposed internal vehicular,
bicycle and pedestrian circulation, all proposed ingress and egress
locations, all internal roadway widths and rights-of-way, parking
conditions, traffic channelization, and any traffic signals or other
intersection control devices or methods at all intersections within
the site.
(b)
The report shall describe the entire external roadway system
within the study area. Intersections in the study area shall be identified
and illustrated. Any existing and proposed public transit services
and facilities within a one-mile radius of the site shall also be
documented.
(c)
All future highway improvements proposed by others, including
proposed construction and traffic signalization, shall be indicated.
This information shall be obtained from the Pennsylvania Department
of Transportation's Twelve-Year Highway and Bridge Program, Chester
County Planning Commission, and from the Township. Any proposed roadway
improvements associated with surrounding proposed development shall
be noted.
(7)
Existing traffic conditions. Existing traffic conditions shall be
measured and documented for all roadways and intersections in the
study area and shall include:
(a)
Current average daily traffic volumes, peak highway hour(s)
traffic (weekday and weekend), and peak development-generated hour(s)
traffic.
(b)
Manual traffic counts at all intersections in the study area,
encompassing the peak highway and development-generated hour(s), including
bicycle and pedestrian information with documentation included as
a technical appendix to the report.
(c)
Delay analysis based upon existing volumes, performed during
the peak highway hour(s) and the peak development-generated hour(s),
for all roadways and intersections in the study area.
(d)
Volume/capacity (v/c) analysis for all intersections having
a level of service D, E or F or which should be reasonably expected
to have such a level of service after the proposed development. Volume/capacity
ratios and delay levels of service shall be determined for each location
according to the 2010 Highway Capacity Manual, or as amended.
(e)
The date or dates when any and all traffic counts were made.
(f)
Analysis of the adequacy of the existing roadway system to serve
the current traffic demand. Roadways and/or signalized intersections
experiencing level of service D, E or F and v/c ratios greater than
or equal to 1.0 shall be noted as deficient. Unsignalized intersections
with level of service D, E or F shall be noted as deficient.
(8)
Impact of development. The transportation impact study shall describe
the impact(s) of the proposal on existing and proposed streets in
the study area, including the following:
(a)
Vehicular trip generation resulting from the proposal shall
be estimated for the average daily peak highway hour(s) and peak development-generated
hour(s). All turning movements shall be calculated.
(b)
These calculated volumes shall be distributed to the study area
and assigned to the existing roadways and intersections throughout
the study area. The applicant shall provide documentation of all assumptions
used in the distribution and assignment phases. Traffic volumes shall
be assigned to individual access points.
(c)
Pedestrian volumes shall also be calculated, if applicable.
If school crossings are to be used, pedestrian volumes shall be assigned
to each crossing.
(d)
The applicant shall note any characteristics of the site that
may cause specific trip generation or distribution problems.
(9)
Impact analysis. The applicant shall analyze the impacts of the proposal's
traffic generation in conformance with accepted traffic engineering
methods.
(a)
The total future traffic shall be calculated and shall consist
of the existing traffic volume expanded to the project completion
year using an annual background growth factor plus the development-generated
traffic and the traffic generated by other proposed developments in
the study area.
(b)
The annual background growth factor shall be determined using
the average annual traffic growth rate of the area's roadways as determined
by Pennsylvania Department of Transportation Bureau of Planning and
Research.
(c)
Delay analysis shall be conducted using the total future demand
and the future roadway capacity. If staging of the proposed development
is anticipated, calculations for each stage of completion shall be
made.
(d)
Analysis shall include the peak highway hour(s) and peak development-generated
hour(s) for all roadways and intersections in the study area. Delay
calculations shall be completed for all intersections and proposed
access points to the development. A volume/capacity (v/c) analysis
shall be conducted for all intersections having a future level of
service D, E or F.
(e)
All access points and pedestrian crossings shall be examined
for the feasibility of installing traffic signals or other traffic
control measures based on the Manual of Uniform Traffic Control Devices,
2009 or latest. This evaluation shall compare the projected traffic
and pedestrian volumes to the warrants for traffic control measures.
(10)
Conclusions and recommendations. The transportation impact study
shall provide a clear and concise description of the study's conclusions
and recommendations, including the following:
(a)
Levels of service (LOS), volume/capacity (v/c) ratios and delay
(seconds) shall be listed for all roadways, intersections and approaches.
All roadways and intersections showing a level of service D, E or
F and v/c ratios equal to or greater than 1.0 shall be considered
deficient.
(b)
The proportion of site-generated traffic to total future traffic
shall be identified at each lane group that is considered deficient.
Specific recommendations for the elimination of all deficiencies shall
be listed and shall include internal circulation design, site access
location and design, external roadway intersection design and improvements,
traffic signal installation and operation, including signal timing,
and transit design improvements.
(c)
All physical roadway improvements shall be illustrated.
(d)
Signal timing shall be evaluated for any intersection with a
level of service D, E or F but a volume/capacity (v/c) ratio less
than 1.0. Warrants for signalization shall be examined for unsignalized
intersections with level of service D, E or F.
(e)
Existing and/or future public transit service shall also be
addressed, and any transportation management techniques available
to the proposed development shall be identified. A listing of all
actions to be taken to encourage public transit usage for development-generated
trips and/or improve existing service, if applicable, shall be included.
(11)
Implementation of recommendations. The applicant shall be required
to implement the recommendations of the transportation impact study.
The Board of Supervisors may have an independent review done of the
applicant's transportation impact study, at the applicant's expense,
to make a final determination of the improvements that must be implemented.
Final plans for the subdivision of land and
land development shall conform in all important details to preliminary
plans as reviewed by the Board, including any conditions specified
as a result of review of preliminary plans. All plans and surveys
shall be prepared in accordance with the Act of May 23, 1945, (P.L.
913, No. 367), known as the "Professional Engineers Registration Law."[1] The following shall be submitted by the applicant:
A.
The subdivision or land development plans submitted
for review for final approval shall be clear and legible prints of
the drawings. Space shall be provided for three signatures by the
Board and one for the Planning Commission on the face of the plans.
Final plans shall also be submitted to the Township in a digital format
determined by the Planning Administrator.
B.
Final plans shall be on sheets not larger than 34
inches by 44 inches overall. It is recommended that, as far as practicable,
final plan sheets be held to the following overall sizes: 17 inches
by 22 inches, 22 inches by 34 inches or 34 inches by 44 inches. Where
necessary to avoid sheets larger than the maximum size prescribed
above, final plans shall be drawn in two or more sections, accompanied
by a key diagram showing relative location of the sections. The scale
shall not be more than 100 feet to the inch. All dimensions shall
be shown in feet and hundredths of a foot. All submitted plans shall
be filed in both paper format as well as electronic format (Auto CAD).
[Amended 11-8-2005 by Ord. No. 9-2005]
C.
Final plans shall include the following information:
(1)
The limits, dimensions, acreage and location of the
tract to be subdivided or developed and the name or identifying title;
the date, scale and North point; the name, address and telephone number
of the applicant; the name, seal and signature of the engineer, landscape
architect or surveyor who prepared the plan; and the name and address
of the landowner.
(2)
All existing streets on or adjacent to the tract,
including name, right-of-way width and cartway width.
(3)
The location and, where applicable, the dimensions
of existing easements, rights-of-way, public lands, monuments and
other similar features.
(4)
All existing buildings, towers, sewers, water mains,
culverts, petroleum products or gas mains, fire hydrants, wells, septic
systems, drain fields and other significant man-made facilities on
the tract and within 50 feet of the boundaries of the tract.
(5)
The zoning applicable to the tract being subdivided,
along with all zoning boundaries, if any, that traverse or are within
300 feet of the tract.
(6)
The names of current owners of all abutting unplotted
land and the names of all abutting subdivisions or developments.
(7)
Sufficient data to determine readily the location, bearing and length
of every street, lot and boundary line and to produce such lines upon
the ground, including the length of all straight lines, radii, lengths
of curves and tangent bearings for each street, and all dimensions,
angles or bearings of the lines and areas of each lot and of each
area proposed to be dedicated to public use.
[Amended 9-13-2011 by Ord. No. 3-2011]
(8)
The plan for lots within a subdivision shall show
house or box numbers, and all streets shall be named. House or box
numbers shall be assigned by the Township Engineer.
(9)
The proposed building setback line for each lot.
(10)
Where off-site sewer service is to be provided,
the final design of all facilities, including but not limited to sewers,
manholes, pumping stations and sewage treatment facilities.
(11)
Where required, the design of the capped sewer
system.
(12)
Location, size and invert elevation of all proposed
storm sewers and location of all manholes, inlets and culverts.
(13)
Where off-site water service is to be provided,
the final design, including location and size of all proposed water
service facilities within the subdivision, shall be shown, including
wells, storage tanks, pumps, mains, valves and hydrants.
(14)
Location of permanent reference monuments and
markers.
(15)
A final land development plan shall show proposed building locations,
location and size of parking lots, provisions for access and traffic
control, locations of loading docks and provisions for drainage, landscaping
and lighting of site, and sidewalks, bicycle and pedestrian facilities
consistent with Township plans and ordinances (Official Map, Comprehensive
Plan, Central Chester County Bicycle and Pedestrian Circulation Plan
Improvements Map).
[Amended 12-13-2016 by Ord. No. 7-2016]
(16)
A complete soil erosion and sedimentation control plan, prepared by a registered professional engineer, agronomist or other professional qualified in hydrology in accordance with the regulations and instructions of the Pennsylvania Department of Environmental Protection (DEP) and the Chester County Conservation District and consistent with the plans required under § 95-13D(18). Such plans shall accompany all subdivision and land development plans where grading of the land is anticipated and shall be filed with the Chester County Conservation District. Soil erosion and sedimentation control plans shall also incorporate facilities for stormwater management in accordance with the policies and practices of the Chester County Conservation District and consistent with the plan requirements contained in § 95-13D(17) and the development design standards contained in § 95-26 of this chapter. The Township, at the discretion of the Township Engineer, may require the submission of plans to the Conservation District for properties less than five acres. When submitted, Conservation District approval will be required before approval of a subdivision or land development. In the preparation of erosion and sedimentation control plans, conditions during development shall be carefully considered. Limiting the area of exposure and prevention of silt discharges from the site through the provision of temporary sediment berms, silt barriers and temporary stormwater management facilities shall be included in the erosion and sedimentation control plans. The applicant shall prepare and submit typical development plans for lots to control additional runoff and sediment discharges.
[Amended 10-12-1999 by Ord. No. 3-1999]
(17)
Where subdivision of land is proposed as a part
of land development because of the creation of mortgages encumbering
less than the entire tract, the final plan shall be submitted showing
the proposed division of property, including easements for access
to all parcels not fronting on public roads.
(18)
All existing watercourses, tree masses, freestanding
mature trees, specimen trees, trees to be preserved and their associated
tree protection zones and other significant natural features within
the proposed subdivision and within 50 feet of the boundaries of the
proposed subdivision. Where floodplain areas, as defined in the Township
Zoning Ordinance,[2] are located on the tract, such areas shall be delineated
in accordance with the Floodplain District Map contained in that ordinance.
(19)
Locations of all soil classifications.
(20)
Locations within the tract and off the tract within 300 feet of the tract boundary, of all structures and areas of known or identified historical significance. Where such structures or areas of historical significance are required to be located on the plan, an historic resource impact study shall be submitted to the Township in accordance with Article XX, § 115-131.1, of the Township Zoning Ordinance.
[Amended 3-13-2003 by Ord. No. 2A-2003; 9-13-2011 by Ord. No. 3-2011; 6-12-2018 by Ord. No. 01-2018]
(21)
With respect to installations of any public
improvements within a subdivision and in conjunction with any land
development plan, notations must be shown indicating all tree masses,
specimen trees and mature trees proposed to be cleared and all proposed
to be preserved, along with associated tree protection zones and all
proposed alternations of the natural grade exceeding two feet.
D.
Where streets are proposed for dedication, a plan
of street profiles and cross sections incorporating the following
information:
(1)
The profile plan shall show the vertical section of
the existing grade and proposed grade along the center line of the
proposed street. Where storm drainage and/or sanitary sewer lines
are to be installed, they shall also be shown on the profile plan.
(2)
The horizontal scale on the profile plan shall be
not less than one inch equals 100 feet, and the vertical scale shall
be not less than one inch equals 10 feet or, in cases where larger
scales are used, the ratio shall be 1 to 10 vertical to horizontal.
(3)
A typical cross-street construction shall be shown
on the profile plan and shall indicate the following:
(a)
Right-of-way width and the location and width
of paving within the right-of-way.
(b)
Type, thickness and crown of paving.
(c)
The location, width, type and thickness of sidewalks
to be installed, if any.
(d)
Typical location, size and depth of any underground
utilities that are to be installed in the right-of-way, where such
information is available.
(4)
Material specifications shall require conformance
to current Pennsylvania Department of Transportation specifications.
E.
If required, a plan for location and type of streetlights
to be installed by the developer, together with the necessary contract
for streetlight installation for approval by the Township.
F.
Certification by the engineer, land surveyor or landscape architect who prepared the plan that the plans are in conformity with zoning, building, sanitary and any other applicable ordinances and regulations. Where the erosion and sedimentation control plan has been prepared by a qualified registered professional engineer, agronomist or other professional qualified in hydrology in accordance with the requirements of § 90-6D of this Code or § 95-14C(16), said professional engineer, agronomist or other qualified professional shall certify that the erosion and sedimentation control plan has been prepared in accordance with the requirements of Chapter 90 and of this Chapter 95.
[Amended 10-12-1999 by Ord. No. 3-1999]
G.
The final subdivision plan shall include thereon or
be accompanied by an affidavit by the landowner of the land proposed
to be subdivided to the effect that the subdivision as shown on the
final plan is made with his or their free consent and that it is desired
to record the same.
H.
Final plans shall be in conformance with the requirements
of the East Bradford Township Zoning Ordinance[3] and this chapter and shall show sufficient information
so that conformity to zoning and subdivision design standards is demonstrated,
including but not limited to the grade of streets, degree of curvature,
sight distances, lot size, etc.
I.
Right-of-way agreements for sanitary sewer lines and
other utility lines and facilities which are located outside of the
area comprising the roads to be dedicated in fee to the Township;
trails; and any other rights-of-way shown on the plans. The form and
substance of the agreements shall be approved by the Solicitor and
the Township Engineer. The Solicitor is authorized to promulgate a
form of agreement to be used in meeting this requirement. The execution
of these agreements shall be a condition to final subdivision approval,
and the agreements shall be recorded at the Recorder of Deeds office,
Chester County Courthouse, West Chester, Pennsylvania, immediately
following the recording of the approved final plans.
J.
Where applicable homeowners' association documents,
including, without limitation, declarations of restrictions and bylaws,
which shall be in a form and substance satisfactory to the Board of
Supervisors and its Solicitor. The execution of these documents shall
be a condition to final subdivision approval, and the appropriate
documents shall be recorded at the Recorder of Deeds office, Chester
County Courthouse, West Chester, Pennsylvania, immediately following
the recording of the approved final plans.
[1]
Editor's Note: See now 63 P.S. § 148
et seq., the Engineer, Land Surveyor and Geologist Registration Law.
