Subdivision and/or land development plans, with the exception of the sketch plan, shall be prepared by an architect, land planner, landscape architect, engineer, or surveyor, as defined in Article II herein, provided that all plans, documents and other submissions comprising such plans shall be certified as being correct by an engineer.
As a sketch plan is not required under the terms
of this chapter, the submission thereof shall not be construed to
mean or imply the submission or filing of a subdivision and/or land
development plan for approval. Landowners or developers are urged
for their own benefit to prepare a sketch plan and to review the same
with the Planning Commission prior to the preparation of the preliminary
subdivision and/or land development plan. Such a review may be conducted
for the purpose of engaging in a discussion of the proposed use(s)
and the location and arrangement of lots, streets, improvements and
other construction with regard to such items as existing Township
ordinances, codes, regulations, plans and maps, the Comprehensive
Plan, the site and its natural features, and adjoining areas and facilities.
When submitted, the sketch plan shall reflect the following:
B.
Information such as the following, in order to engage
in a meaningful review and discussion:
(1)
A location map which highlights the location of the
tract within the Township and depicts adjoining and nearby roads.
(2)
Tract boundaries, with dimensions, and names of abutting
owners.
(3)
North arrow, scale and date.
(4)
Streets on and adjacent to or near the tract, properly
named or identified.
(5)
Natural features of the site related to existing topography,
soils, vegetation and watercourses, including such features as steep
slopes, very steep slopes, flood hazard areas, flood fringe areas
and other critical environmental areas.
(6)
Man-made features of the site including existing buildings
and major structures.
(7)
Proposed general street and lot layout.
(8)
In the case of a land development plan, the proposed
location of all buildings and major structures, parking areas and
other construction and/or improvements.
(9)
Proposed method(s) of water supply and sewage disposal.
The preliminary subdivision and/or land development
plan and all accompanying maps and plans required by this chapter
shall be drawn to a scale of not more than one inch equals 50 feet
and shall be submitted on black line or blue line paper prints and
sepia prints no smaller than 17 inches by 22 inches and no larger
than 24 inches by 34 inches. If two or more sheets are required a
key shall be shown on each sheet, and an overall index sheet (24 inches
by 34 inches) shall be submitted. The preliminary plan shall reflect
the following:
A.
B.
Illustrations and notes including the following:
(1)
A location map which highlights the location of the
tract within the Township and depicts properties of abutting owners
and adjoining and nearby roads. The location map shall be drawn at
the scale of not smaller than one inch equals 2,000 feet.
(2)
Proposed subdivision or land development name or identifying
title.
(3)
North arrow, scale and date.
(4)
Name, address and telephone number of the applicant,
landowner, developer and the authorized agent, if any.
(5)
Name and signature of 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.
(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, bearings
and distances of the balance of such entire tract or other tract shall
also be shown.
(8)
Names and addresses of abutting owners.
(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 same,
such as the percent of any lot area covered by impervious surfaces
and the percent of any lot area covered by buildings. In addition,
should the Floodplain Conservation District overlay the tract, the
following shall apply:
(a)
Within the Floodplain Conservation District, flood hazard areas and flood fringe areas shall be accurately and conspicuously delineated, depicted and otherwise noted in accordance with same described in Article XV of Chapter 135, Zoning, and shown on the Floodplain Conservation District Map. Such delineation and notation shall include graphic symbolism to distinguish the flood hazard area and the flood fringe area, and a brief but accurate summary of the regulations pertaining to such areas.
(10)
The use(s) proposed in the Chadds Ford Township
Comprehensive Plan which pertain to the tract.
(11)
Existing contours at vertical intervals of two
feet based on contour information derived from the most recent U.S.
Geological Survey Quadrangles for West Chester, Pa. and Wilmington
North, Del., Pa., unless the slope of the subject property is either
steep or very steep, in which case the contour information shall be
derived from an actual topographic survey for the property, consistent
with national mapping accuracy standards, due evidence of which may
be required by the Planning Commission. Slopes shall be accurately
and conspicuously directed as follows:
(12)
Datum to which contour elevations refer, and
reference to known, established benchmarks and elevations.
(13)
All existing surface water resources, such as
watercourses, ponds and springs, and other natural drainage features.
(14)
Existing wooded areas, hedgerows and freestanding
trees generally indicating which are to be removed and which are to
remain.
(15)
Soil types as identified in the Soil Survey
of Chester and Delaware Counties, including a listing of the soil
characteristics pertaining to slope, depth to seasonal high water
table and depth to bedrock.
(16)
All existing man-made features such as buildings,
storm and sanitary sewers, water mains, culverts, utility lines and
pipe lines, fire hydrants and the like.
(17)
All existing streets, on or adjacent to the
tract, including name, right-of-way width and cartway width.
(18)
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.
(19)
Total acreage of the tract and the acreage and
square footage of the individual lots proposed therein, and the number
of lots, dwelling units, buildings and other structures proposed.
(20)
A full plan of land development including the
following:
(a)
Proposed lot lines with dimensions, proposed
minimum setback areas, the proposed buildable area (using a dashed
line to reflect the minimum yard and setback requirements), end lines
of all shared driveways and lot numbers in consecutive order.
(b)
Proposed contours at vertical intervals of two
feet.
(c)
The first floor elevation of each proposed building.
(d)
Location, alignment and width of all proposed
streets, alleys, driveways, rights-of-way and easements, and the identification
of street names, and the purpose for which private rights-of-way or
other easements are proposed.
(e)
Location, size and invert elevation of all sanitary
and storm sewers and location of all manholes, inlets and culverts.
(f)
Building locations and parking areas in relation
to industrial, commercial or institutional land development and, when
applicable, provisions for traffic control, loading areas and docks,
and lighting.
(g)
A preliminary landscaping plan depicting proposed
street trees, plantings within cul-de-sac turnaround areas, buffer
area plantings, and other plantings as required.
(h)
Proposed public buildings, public areas, playgrounds,
and parcels of land proposed to be offered for dedication or reserved
for public use.
(i)
Any proposed structures, improvements and/or
construction in addition to the above.
(21)
Proposed location and method of water supply
and sanitary sewage disposal on each lot.
C.
The preliminary plan shall also be accompanied by
the following materials:
(1)
A copy of the deed for the subject tract.
(2)
A statement of the types of buildings, other structures,
and/or dwelling units proposed to be constructed, indicating whether
same will be of uniform construction or different in design, and whether
same will be custom or production styled.
(4)
A preliminary timetable for the proposed sequence
of the subdivision and/or land development. The timetable shall indicate
the order in which construction activities will occur, and may either
be in letter form or shown as an overlay to the plan.
(6)
A written report indicating the feasibility of proposals
for water supply and sanitary sewage disposal.
(a)
With regard to water supply, there shall be
an objective description of the ability of achieving a successful
system for an individual or community well, whenever such well is
proposed. 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 on-site disposal of sewage whenever such a system is
proposed. The description shall make reference soils data relative
to limitations for septic tank filter fields, and 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.
(8)
Whenever improvements are to be constructed or installed, a preliminary improvements construction plan in accordance with § 110-21 herein.
(9)
A draft of any proposed covenants or restrictions
upon or against the subdivision or any lot thereof, or upon or against
any land development subject to the approval of the Township Solicitor.
(10)
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 timetable cited under § 110-19C(4) herein.
(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, a sketch plan which shows the prospective
future street system and other improvements of the remaining land.
(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 governmental
agencies, authorities and companies from which 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)
Certification as to the accuracy of the plan
and details of such plans shall be prepared in accordance with Act
367, known as the "Professional Engineers Registration Law" (P.L.
913, No. 367, 63 P.S. § 151), as amended.
[Amended 1-6-1992 by Ord. No. 65B]
(16)
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.
[Added 1-6-1992 by Ord. No. 65B]
A conservation 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 conservation plan shall be filed as a separate sheet or drawing in addition to that submitted in accordance with §§ 110-19 and 110-22 herein. However, the information contained in said plan shall be added so as to overlay with that delineated in conformance with the requirements of §§ 110-19 and 110-22 herein, 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, the conservation plan shall reflect the following:
A.
The conservation plan shall be in complete conformance with the design standards of Article V, in particular §§ 110-34 and 110-35. The conservation plan shall indicate measures to be taken to protect surface and groundwater resources, topography, vegetation and other natural features through the control of grading, soil erosion and sedimentation and stormwater management.
B.
The plan, map, report, calculations and computations
requirements for the control of grading, soil erosion and sedimentation
and stormwater management shall be as follows:
(1)
A map depicting the total watershed. A U.S.G.S. Quadrangle
Map is suitable as the source for such a map. However, the watershed
area must be highlighted or otherwise distinguished from other areas
outside the watershed.
(2)
Maps and drawings showing all existing and proposed
drainage facilities affecting the subject property.
(3)
A plan of the site at a scale of no less than one
inch equals 50 feet, prepared by a registered engineer including the
following:
(a)
All existing topographic features with a contour interval of at least two feet, as per section § 110-19B(11).
(b)
Boundary survey information, as per § 110-19B(18).
(c)
Location and description of all vegetative characteristics as per § 110-19B(14), plus all other land cover characteristics.
(d)
All existing utilities, as per § 110-19B(16).
(e)
Soil types, as per § 110-19B(15).
(f)
All proposed improvements such as proposed buildings,
driveways, stormwater management facilities, grading, soil erosion
and sedimentation controls and procedures, and the like.
(g)
Profiles of all proposed sewers, including elevation, sizes, slopes and materials, at a scale of no less than one inch equals 50 feet horizontal and one inch equals five feet vertical, as per § 110-21.
(h)
Staging of earthmoving activities and program
of operation.
(i)
Locations, dimensions and design details required for the construction of all such facilities, as per § 110-21G.
(j)
All soil erosion and sedimentation control measures,
temporary as well as permanent, and sufficient detail in order to
clearly indicate effectiveness of the plan.
(k)
Project specifications relative to stormwater
control, soil erosion and sedimentation.
(l)
When major control facilities, such as detention/retention
basins, are planned, soil structures and characteristics shall be
investigated. Plans and data shall be prepared and submitted by a
licensed professional engineer or geologist with experience and education
in soil mechanics. These submissions should consider and offer design
solutions for frost heave potential, shrink-swell potential, soil
bearing strength, water infiltration, soil settling characteristics,
fill and backfilling procedures and soil treatment techniques as required
to protect the improvements or structures.
(4)
The design computations for the stormwater drainage
systems including storm drain pipes and inlets, runoff control measures,
and culverts and drainage channels.
(5)
A narrative report of the project stating the purpose
and engineering assumptions and calculations for control measures
and facilities. The following information shall be included:
(a)
General description of the project.
(b)
General description of accelerated runoff control
plan.
(c)
General description of the soil erosion and
sedimentation control plan.
(d)
Expected project time schedule, including anticipated
start and completion dates.
(e)
The project's stormwater characteristics as
related to its location within the watershed(s).
(f)
On-site detention methods.
(g)
Methodology and basis of design computations.
(h)
Brief description of soils and their characteristics.
(6)
Stormwater drainage plan. A complete plan of the stormwater
drainage system showing all pipes, swales, channels, structures, and
detention basins shall be submitted as part of the stormwater management
plan. The drainage areas and the design flow into each inlet or structure
shall be delineated on a copy of the stormwater management plan.
[Amended 12-14-2009 by Ord. No. 122]
Whenever improvements are proposed the improvement
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 to the inch. 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 to the inch, 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)
Beginning and end of proposed construction.
(4)
Tie-ins by bearing and distances to intersections
of all public streets, with the names and widths thereof.
(5)
Location of all proposed monuments with references
thereto.
(6)
Property lines and ownership of abutting properties.
(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 at tangent points
at grade intersections and at either end of curb radii.
(3)
The length of vertical curves, and elevations at twenty-five-foot
intervals.
D.
The cross section of streets prepared in accordance with the design standards in Article V, including:
(1)
Right-of-way width and location and width of paving
within the right-of-way.
(2)
Type, thickness and crown of paving.
(3)
Type and size of curb, with detail of concrete chair.
(4)
Grading of sidewalk areas.
(5)
Location, width, type and thickness of sidewalk.
(6)
Location of sewers and underground utilities, with
sizes.
E.
Horizontal plan of storm drains and sanitary sewers,
which may be shown on a separate drainage plan, including:
(1)
Location and size of line with stations corresponding
to the profile.
(2)
Locations of manholes or inlets with grade between
and elevation of flow line and top of each manhole or inlet.
(3)
Property lines and properties of abutting owners,
with details of easements.
(4)
Beginning and end of proposed construction.
(5)
Location of laterals.
(6)
Location of all other drainage facilities and utilities
in the vicinity of storm and/or sanitary sewer lines.
(7)
Hydraulic design data for culverts and/or bridge structures,
and details of proposed handling of surface and/or subsurface drainage
problems.
F.
Profile of storm drains and sanitary sewers, which
may be shown on a separate drainage plan, including:
(1)
Profile of existing and proposed ground surface with
elevations at the top of manholes or inlets.
(2)
Profile of storm drains or sewers showing the type
and size of pipe, grade, cradle (if any), manhole or inlet locations
with the length and slope of the pipe between structures shown, and
elevations at the flow line.
G.
Plans and details of bridges, street trees, stormwater
management structures, erosion and sedimentation control structures,
and all other proposed improvements, containing sufficient information
which would customarily be included in working drawings and specifications
for the proposed construction and which would enable the Township
Engineer to perform an effective evaluation of the proposed improvements.
Such information shall be provided as typical cross-sections and details,
unless the Planning Commission determines that typical cross-sections
and details would not be appropriate to communicate the specific measures
needed to perform construction under steep slope, extreme soil moisture
or other varying site conditions where special construction practices
may be necessary. Such information shall also be provided whenever
any proposed improvement is not depicted on any of the aforementioned
plans, profiles, cross-sections, documents or other submissions forming
the improvements construction plan.
The final subdivision and/or land development
plan and all plans forming a part thereof required by this chapter
shall be drawn to a scale of not more than one inch equals 50 feet.
Said plans shall be submitted on black line or blue line paper prints
and sepia prints no smaller than 17 inches by 22 inches and no larger
than 24 inches by 34 inches. If the final plan is drawn in two or
more sections, a key map showing the location of the sections shall
be depicted on each sheet and an overall index sheet shall be submitted.
The final plan shall reflect the following:
A.
(1)
The completion of the application form.
(2)
The submission of 20 copies of the plans forming a
part of the final plan as well as 20 copies of all other required
documents and submissions.
[Amended 12-14-2009 by Ord. No. 122]
(3)
Evidence of notification of the plan submission to
the abutting owners.
(4)
The filing at least 21 days prior to the regular monthly
public meeting of the Planning Commission.
B.
In addition to all illustrations and notes required under § 110-19B to accompany the preliminary plan, the following shall be submitted:
(1)
All dimensions shall be shown and noted in feet and
hundredths of a foot.
(2)
Tract boundaries and individual lot boundaries with
dimensions, bearings and distances, closing with an error of not more
than one foot in 10,000 feet.
(3)
Total acreage and square feet of the tract and total
square feet of the individual lots proposed therein to the hundredths
of a foot; and the number of lots, dwelling units, buildings and other
structures proposed.
(4)
Lots and blocks numbered in a logical sequence.
(5)
Location of permanent reference monuments indicated
by an "X" and the location of lot corner markers indicated by an "O."
(6)
Pedestrian ways including all sidewalks, walkways,
and pedestrian rights-of-way and other improvements to be used for
general public use.
(7)
A final landscaping plan indicating precise types,
quantities and sizes of proposed trees, shrubs and groundcovers, and
other landscaping elements.
(9)
The location of percolation test pits, whenever on-site
sewage disposal is proposed.
(10)
The location of test pits where stormwater is
to be disposed and a listing of absorption rates, whenever seepage
pits are proposed.
(11)
The following certifications, which shall be
noted on the final plan:
(a)
Certification of adequacy, by an engineer, of
the proposed site for the type of sewage disposal system which is
proposed.
(b)
The seal of the engineer responsible for having
prepared the plans forming a part of the final plan.
(c)
A note indicating the intent to make an offer
of dedication of the streets and other improvements.
(d)
A note indicating any area, street and other
improvement not to be offered for dedication or not to be accepted.
(e)
A note indicating that the Township is not responsible
for construction or maintenance of any area not duly accepted by the
Board of Supervisors as dedicated for public use and identifying the
party responsible for such construction and maintenance.
(f)
Certification as to the accuracy of the plan
and details of such plans shall be prepared in accordance with Act
367, known as the Professional Engineers Registration Law (P.L. 913,
No. 367, 63 P.S. § 151), as amended.
[Added 1-6-1992 by Ord. No. 65B]
C.
In addition to all materials required under § 110-19C to supplement the preliminary plan, the following shall be submitted for the final plan:
(1)
A final timetable for the proposed sequence of the
subdivision and/or land development. The timetable shall indicate
the order in which construction activities will occur.
(3)
Whenever improvements are to be constructed or installed, a final improvements construction plan, reflecting in final form, the information required under § 110-21.
(4)
Final documents for any proposed covenants or restrictions
upon or against the subdivision or any lot thereof, or upon or against
the land development subject to the approval of the Township Solicitor
and the final deed forms for all lots.
(6)
An engineer's report describing percolation test results
and the ability to create a successful system for on-site sewage disposal
whenever such a system is proposed.
(7)
An engineer's report evidencing the ability to create
a successful system for on-site water supply whenever such a system
is proposed.
(9)
A bond, certified check or other security to guarantee the completion and maintenance of improvements in accordance with the provisions of Article VI, which shall:
(a)
Be made payable to, or otherwise inure to the
benefit of, the Township.
(b)
Be in an amount determined by the Township Engineer
to be sufficient to complete and maintain the improvements in compliance
with this chapter.
(c)
Specify the time for the completion of the required improvements in accordance with the final timetable presented under § 110-22C(1) herein.
(10)
Highway occupancy permit.
[Added 1-6-1992 by Ord. No. 65B]
(a)
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. No plan which will
require access onto a road under the jurisdiction of PennDOT shall
be finally approved unless the plan contains a notice that a highway
occupancy permit is required pursuant to Section 420 of Act 428, known
as the State Highway Law (P.L. 1242, No. 428, 36 P.S. § 670-420),
as amended, before access to a state road is permitted. The Department
of Transportation shall, within 60 days of the date of receipt of
an application for a highway occupancy permit:
[1]
Approve the permit, which shall be valid thereafter
unless, prior to commencement of construction thereunder, the geographic,
physical or other conditions under which the permit is approved change,
requiring modification or denial of the permit, in which event, the
Department shall give notice thereof in accordance with regulations;
[2]
Deny the permit;
[3]
Return the application for additional information
or correction to conform with Department regulations; or
[4]
Determine that no permit is required, in which
case, the Department shall notify the Township and the applicant in
writing.
(b)
If the Department shall fail to take any action
within the sixty-day period, the permit will be deemed to be issued.
The plan shall be marked to indicate that access to the state road
shall be only as authorized by a highway occupancy permit. The Department
shall not be liable in damages for any injury to persons or property
arising out of the issuance or denial of a permit or for failure to
regulate any access. Furthermore, the Township shall not be held liable
for damages to persons or property arising out of the issuance or
denial of a permit by the Department.
The as-built plan shall be drawn to the same
scale as the final plan, conservation plan and improvements construction
plan certified to by the engineer of the landowner or developer and
approved by the Township Engineer. Said plan shall indicate the actual
location, dimensions and/or elevations of all completed improvements,
including but not limited to:
A.
Concrete monuments.
B.
The edge of the cartway and top of the curb, for both
sides of each street.
C.
Sanitary sewer main, manholes and laterals.
D.
Storm sewers, inlets and culverts.
E.
Water mains and fire hydrants.
F.
Street lights.
G.
Landscaping and screen planting.
H.
Permanent sedimentation, erosion control and stormwater
management structures.
I.
All easements.
