A.
The purpose of the preliminary plan is to obtain formal
approval before proceeding with the preparation of detailed final
plans.
B.
The preliminary plan submitted shall reflect any changes which may have been recommended during a sketch plan review. All information and procedures relating to the preliminary plan shall comply with this chapter, except where variations therefrom may be specifically recommended by the Township Planning Commission and approved by the Board of Supervisors pursuant to the requirements of § 160-3 and § 160-81.
A.
The preliminary subdivision and/or land development
plan and all plans forming a part thereof required by this chapter
shall be submitted on clear and legible black-line or blue-line paper
prints (while the Township will accept a maximum sheet size of 30
inches by 42 inches, please note that the Recorder of Deeds of Delaware
County will not accept prints larger than 24 inches by 36 inches for
recording purposes). The preliminary plan shall reflect the following:
B.
Upon submission of a preliminary plan, the landowner
or developer shall authorize the Township and its representatives
to enter the site for the purpose of site evaluation.
C.
The preliminary plan checklist, which appears in the
Appendixes to this chapter, shall be completed and submitted as part
of the preliminary plan application.
A.
A preliminary plan shall reflect the following drafting
standards:
(1)
The plan shall be drawn at a scale of no less than
one inch equals 50 feet, unless the average size of the proposed lots
of the subdivision is in excess of five acres, in which case, a scale
of not more than one inch equals 100 feet may be used.
(2)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
B.
The preliminary plan shall include the following:
(1)
A location map which highlights the location of the
tract within the Township and depicts properties of abutting owners,
adjoining and nearby roads, zoning district boundaries and municipal
boundaries within 1,000 feet. The location map shall be drawn at the
scale of one inch equals 600 feet. In the case of development of a
section of the entire tract, the location map shall show the relationship
of the section to the entire tract.
(2)
Proposed subdivision or land development name or identifying
title.
(3)
North arrow, date and written and graphic scales.
(4)
Name, complete mailing address and telephone number
of the applicant, landowner, developer and the authorized agent, if
any.
(5)
Name, complete mailing address, signature and seal
of the engineer, surveyor, landscape architect, land planner or architect
responsible for having prepared the plans forming a part of the preliminary
plan and any other documents or submissions forming a part of the
preliminary plan.
(6)
Tract boundaries, with dimensions, bearings and distances
and the source of boundary information such as deed, survey or existing
recorded plans.
(7)
When the preliminary plan includes only a portion
of a landowner or developer's entire tract or such portion is contiguous
to another tract of the landowner or developer, the dimensions, metes
and bounds of the balance of such entire tract or other tract shall
also be shown.
(8)
Names of abutting owners and tax parcel numbers.
(9)
Zoning on and adjacent to the tract, including notes
regarding the relevant area and bulk regulations for each zoning district
that pertains to the tract, with an indication of conformance to the
same, such as the percent of any lot area covered by impervious surfaces
and the percent of any lot covered by buildings.
(10)
If the Floodplain Conservation District overlays the tract, floodway areas and floodway fringe areas shall be accurately and conspicuously delineated, depicted and noted as described in Article XX of Chapter 210, Zoning, and shown on the Floodplain Conservation District Map. Such delineation and notation shall include graphic symbolism to distinguish the floodway area and the floodway fringe area.
(12)
Existing contours at vertical intervals of two
feet based on contour information derived from an actual topographic
survey for the property, due evidence of which may be required by
the Planning Commission, including the date and source of the contours.
Slopes shall be accurately and conspicuously directed as follows:
(13)
Datum to which contour elevations refer and
reference to known, established bench marks and elevations.
(14)
All existing surface water resources, such as
watercourses, wetlands, ponds and springs, and other natural drainage
features.
(15)
Existing tree masses, hedgerows and freestanding
trees of 12 inches in caliper or greater, indicating which are to
be removed and which are to remain. The edge of the woodland to remain
shall be shown as a scalloped line. In addition, the types of vegetation
associations which exist on the tract shall be noted in terms of their
species, type and sizes.
(16)
Soil types as identified in the Soil Survey
of Chester and Delaware Counties, including a table listing the soil
characteristics pertaining to slope, depth to seasonal high-water
table and depth to bedrock, flood hazard potential and limitations
for septic filter field.
(17)
Man-made features.
(a)
Location of existing man-made features such
as buildings and their uses, driveways, wells, sewer lines, septic
tanks and other on-lot sewage disposal systems, storm drains, culverts,
bridges, utility easements, utility poles, waterlines and mains, fire
hydrants and other significant man-made features within the lot and
the approximate location of such features within 100 feet of the lot
(this includes properties across streets).
(b)
The applicant is urged to use existing aerial
photography available from the Delaware County Planning Department,
existing community facilities and utilities data from the Comprehensive
Plan;[3] data from the United States Geological Survey Quadrangle
Maps; and other available information.
[3]
Editor's Note: The Comprehensive Plan is on
file in the Township offices. See also the Appendixes.
(18)
All existing streets, on or adjacent to the
tract, including the name, right-of-way width and cartway width. Show
names and state route numbers and Township street names and numbers
(refer to Appendix).
(19)
The functional classification of the street(s)
or highway(s) adjoining the tract as defined on Figure 4 of the Comprehensive
Plan (refer to the Appendixes).
(20)
All existing property lines, easements and rights-of-way,
and dimensions, bearings and distances for same, and the purpose for
which such easements or rights-of-way have been established.
(21)
Total acreage of the tract and the gross and
net acreage of individual lots proposed therein; and the number of
lots, dwelling units, buildings, other structures and all uses proposed.
(22)
Proposed lot lines with dimensions, lot numbers
in consecutive numerical order, proposed minimum setback areas and
the proposed buildable area (using a dashed line to reflect the minimum
yard and setback requirements). Where a buildable area is shown on
a plan as extending into a Floodplain Conservation District, or any
other area which may involve a conditional use or special exception,
those portions of the buildable area extending into any such areas
shall be delineated, depicted and otherwise noted on all plans in
an accurate and conspicuous manner to disclose the specific uses which
may occur in such areas.
(23)
Proposed location and method of water supply
and sanitary sewage disposal on each lot.
(24)
An identification of the historic resources
associated with the lot such as areas, structures and/or routes and
trails which are significant. Areas, structures and/or routes and
trails included on the National Register of Historic Places, the Pennsylvania
Inventory of Historic Places and the Historic American Building Survey
and any which may be identified in the Comprehensive Plan shall be
identified.[4]
[4]
Editor's Note: The Comprehensive Plan is on
file in the Township offices. See also the Appendixes.
(25)
In the case of a land development, the following
additional requirements shall apply:
(a)
Location, alignment and width of all proposed streets, driveways, rights-of-way and easements, the identification of street names (as provided in § 160-39) and the purpose for which private rights-of-way or other easements are proposed.
(b)
Building locations and parking areas when applicable,
preliminary provisions for traffic control, loading areas and docks,
lighting, signage, curbing and other proposed site structures.
(c)
A preliminary landscaping plan depicting proposed street trees, buffer area plantings and other plantings as required, in accordance with the landscaping design standards of Article VIII.
(d)
A preliminary lighting plan depicting proposed light standards, locations, height, cut-off angle and illumination value in accordance with § 210-200C.
(e)
A schematic diagram of the proposed method for
stormwater management.
(f)
Proposed method of water supply and sanitary
sewage disposal for each lot and a schematic layout of water lines,
sewer lines and capped sewers when applicable.
(g)
A plan depicting recreational and open space
areas with acreages.
(h)
The location and description of all off-site
improvements.
C.
The preliminary plan shall also be accompanied by
the following:
(1)
A copy of the deed for the subject tract.
(2)
A statement on the plan of the types of buildings,
other structures and/or dwelling units proposed to be constructed,
indicating whether the same will be of uniform construction or different
in design, and whether same will be custom or production styled. The
statement is to be accompanied by an elevation drawing of the proposed
buildings or dwelling units.
(3)
A preliminary phasing schedule, if applicable, for the proposed sequence of the subdivision and/or land development. The phasing schedule shall indicate the order in which construction activities will occur. Phases shall be shown on the stormwater management plan required by § 148-16 of Chapter 148, Stormwater Management (see Appendix F).
(5)
A written report indicating the feasibility for public
water supply and sanitary sewage disposal. Whenever on-lot systems
are proposed, the feasibility report shall reflect the following:
(a)
With regard to water supply, there shall be
an objective description of the ability of achieving a reliable, safe
and adequate water supply for an individual or community well, whenever
such well is proposed, within the capacity of available resources.
The description shall reference geologic and hydrogeologic data relative
to groundwater conditions and potential yields. In addition to such
information regarding water supply, the description shall indicate
the demand for water from the proposed subdivision and/or land development
and its related uses and users.
(b)
With regard to sanitary sewage disposal, there
shall be an objective description of the ability of achieving a successful
system for the disposal of sewage. The description shall reference
soils data relative to limitations for septic tank, filter fields
or other systems and shall indicate various indices of suitability
for such a system, such as permeability and depth to seasonal high-water
table. In addition, percolation test results shall be discussed and
exhibited.
(6)
When connection to public water and/or public sewer facilities is proposed, assurance of the availability of such service. This assurance shall be in the form of a letter signed by an officer of the company or authority concerned, indicating their ability and willingness to make such service available within the phasing schedule cited under § 160-23C(3).
(8)
Whenever improvements are to be constructed or installed, a preliminary improvements construction plan in accordance with § 160-25.
(9)
A preliminary construction detail plan, including such items as cross-sections, planting details, inlets, manholes and similar improvements, as per § 160-9J.
(10)
A draft of any proposed covenants or restrictions
upon or against the property, subject to the approval of the Township
Solicitor.
(11)
When the proposed tract involves a gas pipeline,
petroleum products transmission line, electric power transmission
line or any other pipeline or cable located thereon, a letter from
the owner or authorized agent of such a facility indicating minimum
setback distance requirements or a true and correct copy of the easement
or grant of record shall be filed.
(12)
When the preliminary plan includes only a portion
of the entire or contiguous tract owned by the applicant, a conceptual
plan which shows the prospective future street system and other improvements
of the remaining land shall be submitted when required by the Board
of Supervisors.
(13)
A list of all permits, agreements, approvals,
clearances and the like required to be obtained in connection with
the proposed subdivision and/or land development and the federal,
state, county or other agencies, authorities and companies from which
the same are to be obtained.
(14)
A draft of all other plans, documents and submissions
which by terms of any Township ordinance, code or regulation may be
required by the Board of Supervisors for final plan approval, shall
be required in preliminary form and shall accompany and form a part
of any preliminary plan when the application form for approval thereof
is filed.
(15)
If the applicant is not the landowner, a notarized
statement signed by the landowner, indicating that the applicant has
the approval of the owner for submitting the subdivision and/or land
development.
(16)
Certification as to the accuracy of the plan
and details of such plans shall be prepared in accordance with Act
367 of 1945, known as the "Engineer, Land Surveyor and Geologist Registration
Law," P.L. 913, No. 367, 63 P.S. § 148 et seq., as amended.
(17)
If the proposed lot(s) abuts on a street under
the jurisdiction of the state, a note shall be added to the preliminary
plan to indicate that a highway occupancy permit is required before
a driveway or street can access a state highway.
(18)
Historic resource study if property is, or within
300 feet of an historic resource, listed on Historic Resources Inventory
(See Article XIXA, Historic Preservation, of the Code of the Township
of Concord).
A stormwater management plan, which shall accompany and become a part of the preliminary and final subdivision and/or land development plan, shall be drawn at the same scale as that of other plans forming a part of the preliminary plan and the final plan. The stormwater management plan shall be filed as a separate sheet or drawing in addition to that submitted in accordance with §§ 160-23 and 160-28. However, the information contained in said plan shall be added so as to overlay with that delineated in conformance with the requirements of §§ 160-23 and 160-28, whereby the attributes of the proposal such as tract boundaries, existing and proposed contours, existing natural features, proposed subdivision and land development layout and the like are reflected. In addition to the foregoing and requirements of § 148-16 of Chapter 148 (see Appendix F), the stormwater management plan shall also include all proposed buildings, driveways, parking areas and lot layout.
Whenever improvements are proposed such as a
new street or the upgrading of an existing street, the improvements
construction plan shall accompany and become a part of the preliminary
and final subdivision and/or land development plans. Said plan shall
be drawn at a ten-to-one ratio of horizontal to vertical scale, whereby
the horizontal scale shall be at least 50 feet to the inch and the
vertical scale shall be five feet. However, the horizontal scale may
be 40 feet to the inch with a vertical scale of four feet to the inch;
or, 20 feet to the inch and two feet, respectively, when directed
by the Township Engineer. Said plan shall be prepared by an engineer
and shall show thereon or be accompanied by the following:
A.
On all plans, profiles and other sheets which depict
the information required in this section, the following shall be provided:
(1)
Proposed subdivision and/or land development name
or identifying title.
(2)
North arrow, scale and date.
(3)
Name of the landowner, developer and the authorized
agent, if any.
(4)
Name of the engineer responsible for having prepared
the plan(s), profile(s), cross section(s), documents and/or other
submissions forming the improvement construction plan.
B.
The horizontal plan shall show details of the horizontal
layout of streets, including:
(1)
Center line with bearings, distances, curve data and
stations corresponding to the profile.
(2)
Right-of-way and curblines with radii at intersections.
(3)
Tie-ins by bearings and distances to intersections
of all public streets, with the names and widths thereof.
(4)
Location of all proposed monuments with references
thereto.
(5)
Property lines and ownership of abutting properties.
(6)
Proposed lot lines, storm and sanitary sewers, water
and other utility lines and fire hydrants.
(7)
Location and size of all drainage structures, public
utilities, sidewalks, lighting standards, street name signs and other
improvements.
C.
The profile shall be a vertical section of streets,
with details of vertical alignment, including:
(1)
Profiles and elevations at fifty-foot stations along
the center line of the existing ground surface and along both right-of-way
lines as well as the profile of the nearest connecting streets for
a distance of 100 feet beyond the boundary of the subdivision and/or
land development.
(2)
Profiles and percentage of grade along the proposed
center line and elevations at fifty-foot intervals.
(3)
The length of vertical curves and elevations at twenty-five-foot
intervals.
(4)
Profile of any storm or sanitary sewer location under
any proposed street, showing the length, size, grades, material, inverts
and rim elevations of manholes and outlets.
