A.
A Sketch Plan may be submitted by the applicant as a diagrammatic basis for informal discussion with the Planning Commission, the Board of Supervisors, and the County Planning Commission regarding the design of a proposed subdivision or land development. Sketch Plan submission is strongly encouraged by the Township as a way of helping applicants and officials develop a better understanding of the property and to help establish an overall design approach that respects its special or noteworthy features, while providing for the density permitted under Chapter 370, Zoning. The procedure for preapplication discussion and Sketch Plan submission is outlined in § 320-14.
B.
To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the Sketch Plan should include the information listed below. Many of these items can be taken from the Existing Resources and Site Analysis Plan, a document that must, in any case, be prepared and submitted no later than the date of the site inspection, which precedes the Preliminary Plan submission (see § 320-19D). The Sketch Plan may be prepared as a simple overlay sheet placed on top of the Existing Resources and Site Analysis Plan.
(1)
Name and address of the applicant and of the applicant's
engineer, surveyor, planner, architect, or landscape architect, as
applicable.
(2)
Location map.
(3)
Zoning district(s), including overlay districts if
applicable.
(4)
Municipality(ies) in which the subdivision or land
development is located.
(5)
Approximate tract boundaries sufficient to locate
the tract on a map of the Township.
(6)
Streets on and adjacent to the tract (both existing
and proposed.)
(7)
Scale, if applicable (not greater than one inch =
200 feet), north arrow, and date of plan preparation. Dimensions of
the plan need not be exact at this stage.
(8)
Significant existing topographical, physical, and
cultural features such as easements, rights-of-way, soil types, floodplains,
known wetlands, watercourses, woodlands, fields, pastures, meadows,
trees with 15 DBH or greater, hedgerows and other significant vegetation,
prohibitive steep slopes (25% and over), rock outcrops, soil types,
ponds, ditches, drains, dumps, storage tanks, streams within 200 feet
of the tract, and cultural features such as structures, foundations,
walls, wells, trails, and abandoned roads.
(9)
Schematic layout indicating a general concept for land conservation and development ("bubble" format is acceptable for this delineation of step one of the four-step design process described in § 320-58B of this chapter).
(10)
Proposed lot layout.
(11)
In the case of Land Development Plans, proposed
general layout of buildings and/or major structures, parking areas,
and other improvements.
(12)
General description of proposed method and location
of water supply, recharge, sewage treatment, and stormwater management.
(13)
The plan shall provide the streets, public easements, green
preservation enhancement areas, and other features designated as "Potential
Future Reservations" on the Official Map of North Coventry Township.
[Added 4-7-2014 by Ord.
No. 10[1]]
[1]
Editor's Note: This ordinance also redesignated former
Subsection B(13) as B(14).
(14)
The plan should be clearly labeled "Sketch Plan."
[Amended 3-28-2005]
The Preliminary Plan information shall consist
of and be prepared in accordance with the following standards. The
initial submittal of the Preliminary Plan for review by the Township
shall contain the minimum plan information outlined in the Preliminary
Plan information checklist, located in the Appendix,[1] with the initial submission and every subsequent plan
revision thereafter being by paper copies as well as with a CAD file
that is in a format compatible with the Township’s program.
A.
Drafting standards.
(1)
The Preliminary Plan shall be drawn at a scale of
30 feet, 40 feet, or 50 feet to the inch.
(2)
Preliminary Plans shall be on sheets not larger than
36 inches by 48 inches overall. Unless otherwise approved, plans shall
be drawn on standard sheet sizes.
(3)
If the Preliminary Plan requires more than one sheet,
a key map showing the relative location of the sections shall be included.
The scale of such a key map shall not be less than 200 feet to the
inch.
(4)
Dimensions shall be in feet and decimal parts thereof,
bearings in degrees, minutes, and seconds. Errors of closure shall
not be more than one part per 10,000.
(5)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets. The first sheet of each submittal shall
include a table of contents listing the sheet number and title of
each sheet in the set.
(6)
Plan revisions shall be numbered "00" on the first
submission, and consecutively numbered "01," then "02," and so on,
for each of the subsequent revisions. Alternative alphanumeric systems
may also be used.
(7)
The plan shall bear an adequate legend that indicates
clearly which features are existing and which are proposed.
(8)
The boundary line of the subdivision shall be shown
as a solid heavy line.
(9)
All plans and surveys shall be prepared by a registered
professional engineer or a registered surveyor in accordance with
the Act of May 23, 1945 (P.L. 913, No. 367, 63 P.S. § 148
et seq.), known as the "Engineer, Land Surveyor, and Geologist Registration
Law," except that this requirement shall not preclude the preparation
of a plan in accordance with the Act of January 24, 1966 (1965 P.L.
1527, No. 535, 63 P.S. § 901), known as the "Landscape Architects'
Registration Law," when it is appropriate to prepare the plan using
professional services as set forth in the definition of the "Practice
of Landscape Architecture" under Section 2 (63 P.S. § 902)
of that Act. The plan shall bear the seal and signature of such registered
professionals.
B.
Basic information. All Preliminary Plans shall include
the following basic information:
(1)
Name of the proposed subdivision or land development
or other identifying title and the name of the township(s) in which
the subdivision or land development is located.
(2)
Name, address, and telephone number of the applicant
and the name and address of the landowner of the tract, if different
than the applicant.
(3)
Name, address, and telephone number of the registered
engineer, surveyor, or landscape architect responsible for the plan.
(4)
Statement identifying the plan as "preliminary."
(5)
Scale of the plan, both written and graphic.
(6)
Original date of preparation and any subsequent revision
dates.
(7)
A location map drawn at a scale of not less than 800
feet to the inch, showing the relationship of the tract to surrounding
properties, roads, and watercourses within 1,000 feet of any part
of the property. Zoning boundaries that traverse or are within 300
feet of the tract, including overlay district boundaries.
(8)
Tract boundaries with tax parcel number(s) and approximate
acreage(s).
(9)
Names of owners of properties adjacent to the tract.
(10)
As a plan note or table, existing Township zoning
regulations applicable to the tract, including district designation,
lot area, building setback lines, dimensional requirements, and average
proposed lot size.
(11)
North arrow.
(12)
An approval block for signatures of the Board
of Supervisors, Planning Commission Chairman, Township Secretary,
Township Engineer, the owner/applicant, the owner/applicant's surveyor
and/or engineer, and the Chester County Planning Commission.
(13)
Proposed method of water supply and sewage disposal,
as a note on the plan. If on-site sewage disposal is proposed, a table
shall be provided summarizing the minimum isolation distances for
sewage treatment tanks and for sewage absorption areas. Isolation
distances shall be based on PADEP Chapter 73, latest revision.
(14)
If any element of the plan is not in conformance
with Township ordinances and regulations, a plan note or table shall
indicate the nonconformity and the reason for requesting an exception.
C.
Context Map. A map showing the location of the proposed
subdivision within its neighborhood context shall be submitted.
(1)
For sites under 100 acres in area, such maps shall
be at a scale not less than one inch equals 200 feet, and shall show
the relationship of the subject property to natural and man-made features
existing within 1,000 feet of the site. For sites of 100 acres or
more, the scale shall be one inch equals 400 feet, and shall show
the above relationships within 2,000 feet of the site.
(2)
The features that shall be shown on Site Context Maps
include topography (from the most current USGS maps), stream valleys,
wetland complexes (from the most current maps published by the U.S.
Fish & Wildlife Service or the USDA Natural Resources Conservation
Service), woodlands over 1/2 acre in area (from aerial photographs),
ridge lines, public roads and trails, utility easements and rights-of-way,
public land, and land protected under conservation easements.
D.
Existing Resources and Site Analysis Plan. For all
subdivisions, an Existing Resources and Site Analysis Plan shall be
prepared to provide the developer and the Township with a comprehensive
analysis of existing conditions, both on the proposed development
site and within 500 feet of the site. Conditions beyond the parcel
boundaries may be described on the basis of existing published data
available from governmental agencies and from aerial photographs.
The Township shall review the plan to assess its accuracy, conformance
with Township ordinances, and likely impact upon the natural and cultural
resources on the property. The following information shall be required:
(1)
Complete current perimeter boundary survey of the
property to be subdivided or developed prepared by a registered surveyor,
showing all courses, distances, and area and tie-ins to all adjacent
intersections.
(2)
A vertical aerial photograph enlarged to a scale not
less detailed than one inch equals 400 feet, with the site boundaries
clearly marked.
(3)
Natural features, including:
(a)
Contour lines at intervals of not more than
two feet. (Ten-foot intervals are permissible beyond the parcel boundaries,
interpolated from USGS published maps.) Contour lines shall be based
on information derived from a topographic survey for the property,
evidence of which shall be submitted, including the date and source
of the contours. Datum to which contour elevations refer and references
to known, established benchmarks and elevations shall be included
on the plan. The Township elevations are based on the 1929 mean sea
level datum. All contours and elevations shown on plans submitted
to the Township shall be based on this system.
(b)
Steep slopes in the following ranges: 15% to
25%, 25% and greater. The location of these slopes shall be graphically
depicted by category on the plan. Slope shall be measured over three
or more two-foot contour intervals.
(d)
Watercourses, either continuous or intermittent
and named or unnamed, and lakes, ponds or other water features as
depicted on the Pottstown USGS Quadrangle Map, most current edition.
(e)
Wetlands and wetland margins as defined by this
chapter.
(f)
Riparian buffers, as defined by this chapter.
(g)
Soil types and their boundaries, as mapped by
the USDA Natural Resource Conservation Service, including a table
listing the soil characteristics pertaining to suitability for construction
and, in unsewered areas, for septic suitability. Alluvial and hydric
soils shall specifically be depicted on the plan.
(h)
Existing vegetation, denoted by type, including
woodlands, hedgerows, and specimen vegetation, as defined in this
chapter, tree masses, tree lines, individual freestanding trees over
six inches DBH, wetland vegetation, pasture or croplands, orchards,
permanent grass land, old fields, and any other notable vegetative
features on the site. Vegetative types shall be described by plant
community, relative age, and condition.
(i)
Any portion of the tract identified as a Pennsylvania
Natural Diversity Inventory (PNDI) site.
(l)
Geologic formations on the tract, including
rock outcroppings, cliffs, sinkholes, and fault lines, based on available
published information or more detailed data obtained by the applicant.
(4)
Existing man-made features, including:
(a)
Location, dimensions, and use of existing buildings
and driveways.
(b)
Location, names, widths, center line courses,
paving widths, identification numbers, and rights-of-way, of existing
streets and alleys.
(c)
Location of trails that have been in public
use (pedestrian, equestrian, bicycle, etc.).
(d)
Location and size of existing sanitary sewer
and storm drains, and water supply facilities.
(e)
Any easements, deed restrictions, rights-of-way,
or any other encumbrances upon the land, including location, size,
and ownership.
(f)
Site features or conditions such as hazardous
waste, dumps, underground tanks, active and abandoned wells, quarries,
landfills, sandmounds, and artificial land conditions.
(g)
Locations of historically significant sites or structures on the tract, including but not limited to foundations, cellarholes, stone walls, earthworks, and burial sites. Any portion of the site located within the Historic Preservation Overlay District, as defined in § 370-32 of Chapter 370, Zoning, and historical resources identified on Map 2-1 of the North Coventry Comprehensive Plan.
(5)
Total acreage of the tract, the adjusted tract area,
where applicable, and the constrained land area with detailed supporting
calculations.
E.
Four-step design process for the following Residential Design Options: RC-1 and RR-1 Conservation Design, R1-1 Open Space Design, RC-2 Country Properties, and RR-2 Rural Lots. Preliminary Plans for Residential Design Options RC-1, RR-1, R1-1, RC-2, and RR-2 (see Article XIV of Chapter 370, Zoning) shall include documentation of a four-step design process in determining the layout of proposed open space, house sites, streets and lot lines, as described below. The applicant shall be prepared to submit four separate sketch maps indicating the findings of each step of the design process. Section 320-58B should be consulted for a full description of the required four-step design process and the information to be included with each step of the process.
(1)
Step 1: Delineation of open space lands. The minimum percentage and acreage of required open space lands shall be calculated by the applicant and submitted as part of the Sketch Plan or Preliminary Plan in accordance with the provisions of this chapter and of Chapter 370, Zoning.
(2)
Step 2: Location of house sites. Potential house sites
shall be tentatively located, using the proposed open space lands
as a base map as well as other relevant data on the Existing Resources
and Site Analysis Plan such as topography and soils.
(3)
Step 3: Alignment of streets and trails. Upon designating the house sites, a Street Plan shall be designed to provide a safe pattern of vehicular and pedestrian access to each house, complying with the standards in Article VI, Design Standards, and bearing a logical relationship to topographic conditions.
(4)
Step 4: Drawing in the lot lines. Upon completion
of the preceding three steps, lot lines shall be drawn as required
to delineate the boundaries of individual residential lots.
F.
Site Design and Layout Plan. The following information shall be provided with the Site Design and Layout Plan. For those subdivisions requiring the submission of the four-step design process described in § 320-19E, the information below may be included with that required in § 320-19E if the additional information is legible; otherwise, the information below shall be shown on a separate sheet.
(1)
Layout and dimensions of proposed lots, including:
(a)
Area of each proposed lot, including gross lot
area and net lot area.
(b)
Building envelope showing setback lines and
yard area requirements.
(c)
The proposed location of all percolation tests
and test pits observed by the Chester County Department of Health,
including both primary and replacement sewage absorption areas.
(d)
Location of proposed water supply.
(2)
Location and width of all proposed sidewalks, and the location, right-of-way
width, cartway width, and names of all proposed streets within the
subdivision or land development, including sidewalks and streets designated
as "potential future reservations" on the Official Map of North Coventry
Township.
[Amended 4-7-2014 by Ord.
No. 10]
(4)
For residential subdivisions, parcels of land to be
dedicated or reserved for nonresidential use. Statements shall also
be included indicating the intended use of all nonresidential lots
and the proposed or existing restrictions of any type which will exist
as covenants in the deed(s) for all nonresidential lots.
(5)
Location and width of green preservation enhancement areas designated
as "potential future reservations" on the Official Map of North Coventry
Township and the location, if any, of parks, playgrounds, and other
areas or buildings dedicated or reserved for public use, with any
conditions governing such use.
[Amended 4-7-2014 by Ord.
No. 10]
(6)
Land Development Plans shall show proposed building
locations, parking lots, provisions for access and traffic control,
locations of loading docks, fire lanes, fire department connections,
and provisions for the landscaping and lighting of the site where
applicable. Total building coverage and impervious surface coverage
shall be noted on the plan.
(7)
Proposals for developments with multifamily dwellings
(including twins, townhouses, duplexes, and multifamily dwellings)
or which include permanently preserved open space shall provide the
following information as applicable:
(a)
Total number of dwelling units, by type; number
of buildings and distances between buildings; proposed density; and
total parking spaces.
(b)
Total building coverage and impervious surface
coverage.
(c)
Areas that are proposed to remain open, including
the intended use of the open land (recreation, agriculture, etc.).
(8)
Where the Preliminary Plan covers only part of the
applicant's entire holding, a sketch of the prospective future street
system for the remainder of the holdings shall be included.
(9)
Location of easements or rights-of-way necessary for
any purpose, including but not limited to utilities, drainage, and
grading.
G.
Construction Improvements Plan. The Construction Improvements
Plan shall contain sufficient information to provide working plans
for the layout and construction of proposed streets, utilities, stormwater
retention structures, and other improvements. Information shall include,
but not be limited to the following:
(1)
A statement describing proposed public improvements,
including streets, curbs, sidewalks, and the means of water supply
and sewage disposal to be provided.
(2)
Water supply and sewage facilities. All plans shall
be accompanied by Planning Modules for Land Development provided by
the Pennsylvania Department of Environmental Protection (DEP), including
information with regard to the means of sewage disposal and provision
of water supply.
(a)
Water supply.
[1]
Where off-site or central water service is proposed,
the preliminary design of water distribution facilities, including
the size and location of water mains, fire hydrants, storage tanks,
and, where appropriate, wells or other water sources.
[2]
Where individual on-site water service is proposed,
approximate location of well sites.
(b)
Sewage facilities. Sufficient information shall
be provided to determine if the proposed subdivision or land development
meets the recommendations and intent of the Township Wastewater Facilities
Plan.
[1]
Where public sewer service is determined to
be feasible and consistent with the sewage service area of the Wastewater
Facilities Plan, the preliminary design of sewage systems, including
but not limited to the location of sewers, pumping stations, sewer
mains, and, where applicable, sewage treatment plants, showing the
size, capacity, and location of treatment facilities.
[2]
Where a community sewage system is proposed,
plan information shall include the evaluation of alternative technologies
in order of preference as outlined in Table IV-2 of the North Coventry
Township Wastewater Facilities Plan and the most preferred feasible
alternative, as agreed to by the Township, the Department of Environmental
Protection (DEP), and the applicant. The preliminary design of the
proposed system shall also be included, showing the size, capacity,
and location of treatment facilities and, where applicable, wastewater
reclamation/land application sites.
[3]
Where individual on-site sewage facilities are
proposed, the applicant shall submit a statement with regard to the
suitability of the soil to absorb sewage wastes. Test pit and percolation
test information as called for in § 320-19D(1)(c), shall
be provided and the approximate location of the system shall be indicated.
Horizontal isolation distances for treatment tanks and sewage absorption
areas shall be provided as required by PADEP Chapter 73.
(3)
Horizontal Plan for streets showing details of the
horizontal layout, including:
(a)
Center line with bearings, distances, curve
data, and stations corresponding to the profile.
(b)
Right-of-way and curblines with radii at intersections.
(c)
Tie-ins by courses and distances to intersection
of all public roads, with their names and widths.
(d)
Location of all monuments and other boundary
markers by bearing and distances.
(e)
Location and size of all drainage facilities,
sidewalks, public utilities, fire hydrants, lighting standards, and
street name signs.
(f)
Street Intersection Plan drawn to a scale of
one inch equals 20 feet defining all existing and proposed features
for each new intersection.
(4)
Horizontal Plan for stormwater management and sanitary
sewer facilities.
(a)
Location and size of line with stations corresponding
to the profile.
(b)
Location of manholes or inlets with grade between
and elevation of flow line and top of each manhole or inlet.
(c)
Location of laterals.
(d)
Location of other drainage facilities and public
utilities in the vicinity of storm and/or sanitary sewer lines.
(e)
Hydraulic design data and calculations for storm
sewers, inlets, culverts, and bridge structures.
(5)
A Profile Plan indicating final grades of streets,
sanitary sewers, stormwater management facilities, and the extent
of cut and fill operations.
(a)
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 indicated on the profile plan.
(b)
The horizontal scale on the Profile Plan shall
be not less than one inch equals 100 feet and the vertical scale shall
not be less than one inch equals 10 feet or in cases where larger
scales are used, the ratio shall be 1:10 vertical to horizontal.
(c)
A typical cross-section of street construction
shall be shown on the Profile Plan and shall indicate the following:
[1]
Right-of-way width and the location and width
of paving within the right-of-way.
[2]
Type, thickness, and crown of paving.
[3]
The location, width, type, and thickness of
curbs and sidewalks to be installed, if any.
[4]
Grading of sidewalk area.
[5]
Typical location, size, and depth of any underground
utilities that are to be installed in the right-of-way where such
information is available.
(6)
The Construction Improvements Plan shall include a
timetable for the proposed sequence of development.
(7)
Detail sheet(s) providing sufficient details and notes
to define the construction methods and materials of proposed improvements.
Details shall include but not be limited to:
(a)
Details of all public sewer improvements as
required and approved by the North Coventry Municipal Authority.
(b)
Details of all public water improvements as
required and approved by the Pottstown Water Authority or other municipal
or private water companies.
(c)
A cross-section of each utility trench, showing
proposed bedding and backfill material as well as the required compaction
methods.
(d)
Erosion and sediment control methods and materials.
(e)
Stormwater management facilities.
H.
Natural Resource Protection Plan. The Natural Resource Protection Plan shall include the following information required to ensure compliance with § 370-29, Natural Resource Conservation Overlay District, of Chapter 370, Zoning:
(1)
An Encroachment Map shall be provided which includes the natural features information required by Subsection D above and a Preliminary Grading Plan illustrating proposed disturbance or removal of the identified natural features. The encroachment map shall also include the plan information required by § 370-29C(1), and the table of calculations required by § 370-29C(1)(e) of Chapter 370, Zoning, indicating the total amount of land in each protected resource, the maximum disturbance allowed for the resource, and the disturbance proposed by the plan.
(2)
The plan shall indicate the location of the Tree Protection Zone for those trees or woodlands to be retained on the site, together with information indicating how the woodland protection requirements of § 370-29B(7) of Chapter 370, Zoning, are being met.
(3)
A minimum buildable area, as described in § 370-29C(2) of Chapter 370, Zoning, sufficient in size to accommodate proposed site improvements on each lot and which complies with the maximum resource disturbance standards, shall be delineated on each lot where development is proposed.
(4)
In addition to the minimum buildable area, where on-lot sewage facilities (or off-lot systems if permitted in the open space) are proposed, a primary and replacement area for each proposed system, in compliance with § 370-29C(2) of Chapter 370, Zoning. This area shall not include the portion of those environmentally sensitive areas that may not be developed or intruded upon. A reserve or replacement area shall also be identified.
(5)
The text in § 370-29C(3)(a) and (c) of Chapter 370, Zoning, shall be written in note form on the record plan of each set of drawings.
I.
Stormwater Management and Erosion and Sedimentation Control Pan. A complete Stormwater Management and Soil Erosion and Sedimentation Control Plan consistent with the requirements of Chapter 194 Grading, Erosion and Sediment Control; Stormwater Management of the North Coventry Township Code.
[Amended 1-27-2014; 4-7-2014 by Ord. No.
10]
J.
When applicable, a Landscape Plan and Visual Impact Plan, consistent with the requirements of § 320-54 of this chapter, shall be provided.
K.
When applicable, a Lighting Plan, consistent with the requirements of § 320-56 of this chapter shall be provided.
L.
One or more of the impact statements listed in § 320-21 of this chapter may be required by the Township in order to determine the effect or impact of the proposed subdivision or land development. The impact statements required will be determined by the Board of Supervisors upon recommendation of the Planning Commission, following the initial review of the Sketch Plan information or Preliminary Plan application. In all cases, applicant shall submit the required impact statements for review by the Township before the Planning Commission can recommend preliminary approval to the Board of Supervisors.
M.
When applicable, the developer shall submit a list
of three proposed names for each new street.
[Added 2-12-2007]
[1]
Editor's Note: The checklists are located
at the end of this chapter.
[Amended 3-28-2005]
Plan submissions. All Final Plans, whether major
or minor, shall be submitted in accordance with the provisions as
set forth hereinbelow, including the requisite paper copies as well
as a CAD file that is in a format compatible with the Township’s
program.
A.
Minor subdivision and land developments. Plans meeting the definition of a minor subdivision, as defined in § 320-10, shall conform to the plan information and review procedure as described in § 320-11. The submittal of a minor Final Plan for review by the Township shall contain the minimum plan information outlined in the minor plan information checklist located in Appendix C.[1]
[1]
Editor's Note: Appendix C is included as an attachment to this chapter.
B.
Major subdivision and land developments. Final Plans
for major subdivisions and land developments shall not be submitted
for review prior to Preliminary Plan approval. Such Final Plans shall
conform in all important details with Preliminary Plans as reviewed
and approved by the Board of Supervisors, including any conditions
specified as a result of Preliminary Plan review. Final Plans shall
consist of and be prepared in accordance with the standards outlined
below. The submittal of a major Final Plan for review by the Township
shall contain the minimum plan information outlined in the Final Plan
information checklist located in Appendix B.[2]
(2)
Basic information. Basic information, as required by § 320-19B, shall apply to Final Plans except that plan shall be identified as "final."
(3)
Context Map. The Context Map, as required by § 320-19C, consistent with the terms of preliminary approval.
(4)
Existing Resources and Site Analysis Plan. The Existing Resources and Site Analysis Plan information as required by § 320-19D shall apply, consistent with the terms of Preliminary Plan approval.
(5)
Four-step design process. The four-step design process,
if required during the Preliminary Plan stage, shall be provided consistent
with the terms of Preliminary Plan approval.
(6)
Site Design and Layout Plan. The following information relating to the layout shall be shown on the Final Plan. For those subdivisions requiring the submission of the four-step design process described in Subsection B(5), the information below may be included with that required in Subsection B(5) if the additional information is legible; otherwise, the information below shall be shown on a separate sheet.
(b)
Sufficient data to determine readily the locations,
bearing and length of every street, lot, easement, trail, and boundary
line and to reproduce such lines upon the ground, including all dimensions,
angles, or bearings of the lines and areas of each lot and of each
area proposed to be dedicated to public use.
(c)
The gross and net tract area (or adjusted tract
area where applicable) shall be included.
(d)
The approved name of all streets, as determined by the procedure outlined in § 320-34J. For residential subdivisions or land developments, the house locations and driveway locations shall be included on the plan. The Township shall assign house numbers and the applicant shall include these numbers on the Final Plan.
[Amended 2-12-2007]
(e)
The location of all existing and proposed permanent
reference monuments and the locations of lot corner markers. All property
corners shall be marked as existing, proposed, or not found.
(f)
Location and width of all private driveways.
(g)
Lots and blocks within a subdivision numbered
in a logical sequence.
(7)
Construction Improvements Plan.
(b)
Where off-site or community sewer service is
to be provided, the final design of all facilities, including but
not limited to sewer mains, manholes, pumping stations, and sewage
treatment facilities.
(c)
Where off-site or central water service or water
supply is to be provided, the final design, including location and
size of all water service facilities within the subdivision, shall
be shown, including wells, storage tanks, pumps, mains, valves, and
hydrants. The plan shall contain a statement that the placement of
fire hydrants, site emergency access, and the components of the system
have been reviewed by the Fire Marshall and that both are compatible
with the firefighting methods and equipment used by local fire companies.
(d)
For on-site water supply and sewage facilities,
the final location of wells and sewage systems.
(8)
Natural Resource Protection Plan. A final Natural Resource Protection Plan consistent with § 320-19H and with the terms of Preliminary Plan approval shall be required.
(9)
Stormwater Management and Erosion and Sedimentation Control Plan. A Stormwater Management and Erosion and Sedimentation Control Plan, consistent with § 320-19I and with the terms of Preliminary Plan approval shall be required. A Surface Drainage Plan shall also be included with the Final Plan showing adjusted contours indicating the direction of runoff on each lot.
(10)
Landscaping Plan. A final Landscaping Plan, consistent with § 320-19J and the terms of Preliminary Plan approval shall be required.
(11)
Lighting Plan. A final Lighting Plan, consistent with § 320-19K and with the terms of Preliminary Plan approval shall be required. If applicable, the plan shall include the location and type of streetlights to be installed, together with the necessary contract information for streetlight installation and maintenance for approval by the Township.
(12)
Approvals, certificates, and documents.
(a)
Certification by the engineer, land surveyor,
landscape architect, or land planner who prepared the plan that the
plans are in conformity with zoning, subdivision, building, fire,
and other applicable Township ordinances, codes, and regulations.
In any instance where such plans do not conform, evidence shall be
presented that an exception has been officially authorized. In addition,
a certification of accuracy indicating compliance with state law and
signed by the design professional shall be included on the Final Plan.
(b)
A certificate of title showing the ownership
of the land to be vested in the subdivider or other applicant for
plan approval.
(c)
A statement duly acknowledged before an officer
authorized to take acknowledgments of deeds and signed by the owner
or owners of the property, to the effect that the subdivision or land
development shown on the Final Plan is made with his or their free
consent and in accordance with his or their desires, and it is desired
to record the same.
(d)
All offers of dedication and covenants, including
homeowner association documents, governing the reservation and maintenance
of undedicated open space, which shall bear the certificate of approval
of the Township Solicitor as to their legal sufficiency. Any other
restrictive covenants and/or trusteeships and their period of existence
shall be indicated on the Final Plan wherever applicable.
(e)
A copy of such private deed restrictions, including
building setback lines, as may be imposed upon the property as condition
to sale, together with a statement of any restrictions previously
imposed which may affect the title to the land being subdivided.
(f)
Such certificates of approval (or of preliminary
approval) by proper authorities of the Commonwealth as may have been
required by the Board or by this chapter. Final Plan approval shall
be conditioned upon receipt of an approved Sewage Facilities Planning
Module from the Pennsylvania DEP or approval of a planning exemption.
(g)
Where access is required to a highway under
the jurisdiction of the Pennsylvania Department of Transportation,
the plan shall contain a notice that a highway occupancy permit is
required pursuant to Section 420 of the Act of June 1, 1945 (P.L.
1242, No. 428), known as the "State Highway Law,[3]" before driveway access to a state highway is permitted.
[3]
Editor's Note: See 36 P.S. § 670-101
et seq.
(h)
A copy of all easements executed with private
property owners, utilities, or municipalities, including conservation
easement documents or other approved mechanism to permanently preserve
the open space in a conservation or open space design subdivision,
as approved by the Township Solicitor.
(i)
Upon completion of review and approval, and
for the affixing of signatures, fully legible prints for all plans
shall be submitted. Signature blocks for the Board of Supervisors,
Township Planning Commission, Township Engineer, Township Secretary,
and County Planning Commission shall be provided on the face of the
plans.
(13)
Other requirements.
(a)
In the preparation, submission, recording and
implementation of any Subdivision or Land Development Plan, the subdivider
or land developer shall comply with all applicable Township ordinances,
Township resolutions, written agreements between the Township and
the developer, Chester County regulations, laws of the Commonwealth
of Pennsylvania, and laws of the United States of America.
(b)
When filed with the Chester County Office of
Recorder of Deeds, each and every deed for a lot, street, open space
area or other element of any approved Subdivision Or Land Development
Plan shall conform fully to the requirements, restrictions, provisions
and easements shown on the plan, and to any other conditions placed
on the plan as part of Final Plan approval by the Township Board of
Supervisors.
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
One or more of the following impact statements
may be required of the applicant by the Township in order to determine
the effect or impact of the proposed subdivision or land development.
The impact statements required will be determined by the Board of
Supervisors, upon recommendation of the Planning Commission, following
the initial review of the Preliminary Plan application.
A.
Organization of statement. Each impact statement should
be one written document. Necessary maps, charts, etc., should be labeled
as consecutively numbered exhibits and properly referenced throughout
the text of the written document. The statement should be written
in a manner and style that clearly focus the information, data and
analyses on the issues and objectives described above. The sources
of all data should be appropriately documented.
B.
Preparation of statement. The statement shall be prepared
by a professional engineer, professional hydrogeologist, certified
public accountant, attorney, landscape architect or professional planner
as appropriate. The cost of the study shall be the responsibility
of the developer.
(1)
Transportation.
(a)
Objectives. The objective of the impact statement
on transportation is to provide the Planning Commission and Board
of Supervisors enough information and data to properly determine:
[1]
The impact generated by the proposed development
on the road network in the Township and in adjacent municipalities
as applicable.
[2]
The traffic safety problems that may be generated
or worsened by the proposed subdivision or land development.
[3]
The capital improvements to existing transportation
facilities that will be needed because of additional traffic volumes
generated by the proposed subdivision or land development.
[4]
The possible need for additional police support.
(b)
Minimum contents. As a minimum, the impact statement
should include the following:
[1]
Identification of study area. The study area
shall be determined by the characteristics of the surrounding areas
as mutually agreed upon by the Township's engineer and the transportation
engineer preparing the analysis. Generally, the intersections to be
included shall be adjacent to the site and shall include such intersections
within 1/4 mile of the site.
[2]
Description of existing roadways, including road thickness information, roadway geometry, traffic control information, speed limits and functional classification. Road thickness information shall be provided for existing street(s) and intersection(s) fronting or containing the development as well as the existing Township streets to be used by construction vehicles to access the development. A map detail, depicting the anticipated route(s) the construction vehicles will utilize to access the development, shall be provided. The total number of vehicle trips generated by construction of the development and the vehicle types, sizes and weights shall be predicted. The applicant is to take pavement core samples, as described in § 320-40H, of existing Township streets and have the samples analyzed by a professional testing laboratory to provide the existing structural integrity.
[Amended 11-14-2005]
[3]
Existing twenty-four-hour and peak hour traffic
volume data for all roads which provide direct access to the proposed
development and for the collectors and arterials which will serve
it, as well as any major intersection within the identified study
area.
[5]
Assignment of future twenty-four-hour and peak hour volumes to the local, collector, and arterial streets that will serve the proposed land development based on the estimate from Subsection B(1)(b)[4] above, and estimates of normal growth in overall traffic volumes.
[6]
The directional distribution of site generated
trips to and from the approach roads surrounding the proposed development.
[7]
Projected twenty-four-hour and peak hour turning
movement data for all access points proposed for the development.
[8]
Capacity analysis of existing and future traffic
on major intersections contained in the identified study which will
be impacted by the additional volumes generated by the proposed development.
[9]
Data about existing accident levels at these
intersections categorized by accident type for each intersection.
[10]
A determination based on accident
data and traffic volume information as to the need for traffic control
signalization.
[11]
Descriptions of the improvements
to roads and intersections contained in the identified study area
that will be required in order to avoid problems of traffic congestion
and traffic safety that might be generated by traffic from the proposed
development.
[12]
Cost estimates of any proposed
improvements that will be required.
[13]
Descriptions of existing and planned
public transportation services in the Township and the potential to
serve the proposed land development.
[14]
Descriptions of any actions proposed
or offered by the applicant to alleviate any burdens caused by the
impact of the proposed land development on the transportation network.
[15]
Written text to interpret the
information and data presented in terms of the aforementioned objectives.
[16]
Provide proof that the existing Township street or streets and affected intersections related to the development will be reconstructed to be in compliance with the Township public street construction standards, per § 320-40. Provide proof that the existing Township streets to be used by construction vehicles to access the development can support the construction traffic with no adverse structural impact. If adverse structural damage is predicted or actually results, the developer shall be responsible to reconstruct the road to Township public road thickness standards. The developer is responsible for any damage caused to any Township street or intersection damaged by construction related traffic for the entire duration of the approved land development process. The Township may elect to have the Township Engineer document the existing structural condition of streets by video and/or digital photographs, before and after individual construction, at the developer's expense. The Township may elect to require the developer to post financial security to guarantee reconstruction of Township roads damaged by construction related traffic.
[Added 11-14-2005]
(2)
Public services and facilities.
(a)
Objective. The objective of the impact statement
on public services and facilities is to provide the Planning Commission
and the Board of Supervisors with enough information and data to permit
them to evaluate the impact that the proposed land development will
have on community facilities and to assure that adequate community
facilities are available to service the residents of the proposed
land development.
(b)
Minimum content. As a minimum, the impact statement
should provide:
[1]
A full description of how water service will
be provided to the proposed land development, including descriptions
of new, system-wide improvements that will be required to service
the land development and the estimated cost of providing such improvements.
[2]
Descriptions of the impact of servicing the
proposed land development on the system's surplus capacity; water
pressures throughout the system; increased maintenance needs; and
customer service rates.
[3]
A full description of how sewer service will
be provided to the proposed land development, including descriptions
of new, system-wide improvements that will be required to service
the proposed land development and the estimated cost of providing
such improvements.
[4]
Descriptions of the impact of servicing the
proposed land development on the capacity of treatment facilities;
the capacities of major collector pipes and pumping stations; increased
maintenance needs; and customer service rates.
[5]
Documentation from utility companies regarding
the availability of electric and gas services.
[6]
Text or other written material relating the
above data and information to the aforementioned objectives.
(3)
Police and fire.
(a)
Objective. The objective of the impact statement
on police and fire services is to provide the Planning Commission
and the Board of Supervisors with adequate information and data for
the Township to determine:
[1]
That adequate fire and police protection can
be provided to the residents of the proposed land development.
[2]
That police and fire protection services will
not be overburdened.
[3]
The extent of capital improvements or increases
in services that will be needed to adequately service the proposed
land development.
(b)
Minimum contents. As a minimum, the impact statement
shall include:
[1]
Estimated number of police service calls which
can be expected as a result of the proposed land development and an
estimation of the number of additional police calls expected based
on the proportion of calls normally reported for the following police
activities:
[2]
Description of any on-site security measures
that will be provided by the applicant or applicant's agent to the
proposed development, including an estimate of the security personnel
needed.
[3]
Estimate of new emergency services personnel
that will be needed to serve the proposed development (including source
of standards used to derive estimates).
[4]
Estimated number and severity of fires anticipated
per year in the proposed development in accordance with the National
Fire Protection Association codes and standards.
[5]
Description of the present equipment's capability
to handle the increased stress which will result from the proposed
development. The impact on the availability and type of existing police,
fire, and other emergency equipment, should be considered.
[6]
Adequacy of existing equipment to handle additional
load on police, fire and other emergency equipment and what deficiencies
will result from new development.
[7]
Any contributions developer intends to make
to alleviate manpower and equipment shortages.
[8]
Description of additional inspection responsibilities
that will be generated by the proposed land development.
[9]
Descriptions of existing or proposed suitable
fire protection water source(s), e.g., pond, stream, hydrant, standpipe,
fire pump, including volumes and pressures, proximity and accessibility,
needed to provide adequate fire protection. Also taken into consideration
when applicable shall be a description of municipal firefighting facilities
and shall provide information regarding proximity, impediments to
adequate access and their ability to render adequate fire protection
to the proposed subdivision or land development.
[10]
Written text to interpret the
information and data presented in terms of the aforementioned objectives.
(4)
Recreation.
(a)
Objective. The objective of the impact statement
concerning recreation is to provide sufficient information and data
for the Planning Commission and the Board of Supervisors to adequately
evaluate:
[1]
The demand for recreational facilities which
the proposed land development will generate and determine whether
adequate facilities exist or are planned.
[3]
The consistency between the new facilities or
services that will be required as a result of the proposed development
and the applicable recommendations contained in the Township's Open
Space, Recreation and Environmental Resources Plan.
(b)
Minimum content. As a minimum, the impact statement
should include the following:
[1]
A description of the projected age-breakdown
of the residents of the proposed land development.
[2]
A description of any recreational facilities
to be provided by the developer.
[3]
A description of who the responsible party(ies)
will be for maintenance of any recreational facilities to be provided
by the developer.
[4]
A description of existing municipal recreational
facilities and the impact of the proposed land development on these
facilities. Accepted standards for required recreation shall be used
as a measure of impact.
[5]
A description of accessibility of developer-proposed
facilities to general Township residents.
[6]
A description of any contributions the developer plans to make in accordance with the options contained in § 320-53 of this chapter.
[7]
Written text to supplement and interpret the
information and data presented in terms of the aforementioned objectives.
(5)
Cost-revenue analysis.
(a)
Objective. The objective of this impact statement
is to provide the Planning Commission, the Board of Supervisors and
the Owen J. Roberts School District with sufficient information to
determine what the net cost to the Township and School District will
be in furnishing necessary services and facilities to the proposed
land development. (Net cost is defined as the difference, whether
deficiency or surplus, between government expenditures required by
the proposed land development and revenues it will generate.)
(b)
Minimum content. As a minimum, the impact statement
shall include the following:
[1]
A list of all services which will be supplied
to the proposed land development by the Township, joint agencies or
authorities which service the Township and School District.
[2]
A description of the total additional annual
cost for each service. Documentation should include the method for
estimating all such costs.
[3]
A list of all new capital facilities which will
be required as a result of the proposed land development; as well
as the annual costs for providing each. The cost, or portion thereof,
for any facility to which the developer will make a contribution,
should not be included. It should be clearly documented which facilities
would be required of the Township, of joint agencies or authorities,
or of the School District.
[4]
A list categorized by revenue source, of the
total estimated revenue to be generated by the proposed land development.
Those which will go to the Township should be clearly differentiated
from those which will go to the School District. Documentation should
include the method for estimating the amount expected for each source
of revenue.
[6]
Written text interpreting the information and
data presented in terms of the aforementioned objectives.
(7)
Well withdrawal impact.
(a)
Objective. The objective of a well withdrawal
impact statement is to provide the Planning Commission and the Board
of Supervisors with information and data to properly evaluate the
impact that the proposed land development will have on the groundwater
resources in the Township. It is also intended to evaluate whether
adequate potable water will be available to service a proposed subdivision
or land development without negatively impacting adjacent uses dependent
on the same water sources. The impact statement shall be prepared
by a professional hydrogeologist. In addition to the minimum contents
listed below, the Township may require the inclusion of other information.
(b)
Minimum content. At a minimum, the well withdrawal
impact statement shall contain the following information:
[1]
Description and purpose of the project including
a USGS topographic map indicating the location of the project, perennial
streams, other surface water and existing wells located within the
radius specified in this subsection.
[2]
Proposed thirty-day average rate and maximum
day rate of withdrawal in total and from each source, as applicable.
[3]
A geologic map indicating the project site,
the location of the proposed withdrawal point(s), and the specified
radius provided in this subsection.
[4]
A hydrogeologic study focusing on well withdrawals
prepared by a professional hydrogeologist, that includes but is not
limited to the following. For water withdrawal projects involving
multiple wells proposed for concurrent use, the well tests at all
wells shall be conducted concurrently.
[a]
A constant rate well test conducted
for a minimum of 48 hours taken during a period of no recharge using
the proposed maximum day withdrawal rate for each well. A peak-rate
demand pump test may also be required. Water level versus elapsed
time shall be recorded throughout the forty-eight-hour well test and
plotted appropriately. Additional information shall include:
[i]
Static, pumping and recovery water
level measurements from all observed wells and perennial streams with
a sufficient number of measurements taken to adequately characterize
drawdown, recovery and stream flow.
[ii]
Date and time of all water level
measurements.
[iii]
Record of pumping rate measured
throughout the well test.
[b]
Observations of water levels from
any monitoring wells located on the project property.
[c]
Observations of water levels and
pumping rate available from existing wells within the specified radius.
The monitoring wells selected shall be representative of the entire
area within the required radius. The radius from the location of the
proposed water withdrawal to be considered shall be as follows:
|
Proposed 30-Day Average
Withdrawal Rate
(gallons per day)
|
Radius
(miles)
| |
|---|---|---|
|
10,000 - 50,000
|
0.50
| |
|
50,001 - 100,000
|
0.75
|
|
For water withdrawal projects involving multiple
wells, the appropriate radius surrounding each well shall be used.
The radius to be used for multiple well projects with individual well
withdrawals under 10,000 gallons per day on average shall be 0.5 miles.
|
[d]
Well log data for monitoring wells,
if available, to identify significant water bearing zones. A significant
water bearing zone is one capable of providing at least 10% of the
pump capacity rate.
[e]
Observations of perennial stream
levels at points expected to be impacted by the withdrawal.
[f]
An analysis of expected impacts
on intended water source uses caused by continual withdrawals on existing
wells, flows of perennial streams and long-term lowering of groundwater
levels.
[g]
Documentation, based on historical
water table measurements, of drought condition water table elevation
approximating a fifty-year drought, if available.
[h]
All field notes and observations.
This shall include weather conditions throughout the pump test.
[i]
All methods or sources utilized
to obtain data and draw conclusions.
(8)
Water system analysis.
(a)
Objective. To provide the Township with the
analytical information needed to determine the best long-term approach
for providing an adequate water supply, wastewater disposal, and stormwater
recharge for a subdivision or land development while minimizing the
impact on the natural water system.
(b)
Minimum content. At a minimum, the water resources
assessment shall contain the following information:
[1]
A description of the proposed project, including
projected long-term water demand, wastewater demand and meadow condition
recharge rates.
[2]
Identification, evaluation, and trade-off analysis
of alternative scenarios of water supply, wastewater disposal, and
stormwater recharge. These alternatives shall include individual,
community and public means of water supply and recharge systems, to
include sewage disposal and groundwater and stormwater recharge methods
and systems. For each identified alternative, the trade-off study
should include an analysis of:
[a]
Types and locations of supply,
disposal, and recharge systems.
[c]
Extent of adherence of each alternative
to the Comprehensive Plan Chapters 10 through 14.
[d]
Cumulative long-term effects on
immediate and surrounding aquifers, streams, wetlands, springs, source
of water supply, and receiving waters of wastewater disposal.
[e]
Cumulative long-term effects on
quality and quantity of surrounding agriculture, residential, and
other water users, both materially and financially.
[f]
Financial comparisons of initial
and sustained costs for each scenario.
[g]
Identification of governmental
and private funding sources for any capital outlays required for any
infrastructure improvements (i.e., water lines, sewer lines, pumping
stations, wells, check valves, excavation, stone, etc.), water treatment
facilities, and stormwater management facilities, and long-term operation
and maintenance costs.
[h]
Other parameters the Township may
determine appropriate.
[3]
A summary analysis comparing all identified alternatives to the requirements of § 320-21B(2), (3), (5), (7) and (8) of this chapter, and the Comprehensive Plan.
[a]
The summary should include a discussion
of any limitations which could affect the analysis.
[b]
The summary should conclude with
a recommended scenario for water supply, wastewater, and stormwater
management, the reasons justifying the recommendation, and the reasons
why the other identified alternatives are not as viable.
