Township of West Bradford, PA
Chester County
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A. 
A sketch plan may be submitted at the discretion of the applicant but is strongly recommended as a basis for discussion with the Township Planning Commission. A copy of the sketch plan may be forwarded to the Chester County Planning Commission if deemed necessary by the Planning Commission.
B. 
Recommended information. Information furnished in a sketch plan shall also be at the discretion of the applicant. A sketch plan need not be to exact scale, nor are precise dimensions required. However, if drawn to scale, a scale of 50 feet to the inch is recommended to facilitate preliminary and final plan preparation. It is recommended that a sketch plan be submitted on a minimum of an eleven-inch by seventeen-inch sheet [or American National Standards Institute (ANSI) B size], be clearly labeled as a "Sketch Plan," and include the following information:
(1) 
Name, address, telephone number, and e-mail address (if applicable) of the applicant and of the applicant's engineer, surveyor, planner, architect, or landscape architect responsible for the development of the sketch plan (if applicable).
(2) 
North arrow, scale (if applicable), and date of plan preparation.
(3) 
Tract boundary.
(4) 
Municipality(ies) in which the subdivision or land development is located.
(5) 
Streets on and adjacent to the tract.
(6) 
Topographical and physical features, both natural and man-made, which may affect development of the site, such as structures, easements, floodplains, steeply sloped areas, wetlands, watercourses, forested riparian buffers, and woodlands.
[Amended 6-12-2018 by Ord. No. 2018-04]
(7) 
Proposed general lot and street layout.
(8) 
Proposed method of water supply and sewage disposal.
(9) 
A location map depicting the use of adjoining properties and roads.
(10) 
Land development plan. In the case of a land development plan, the proposed location of all buildings, parking areas, and other planned features should be shown.
A. 
The preliminary plan shall be submitted on either black-and-white or blue-and-white prints, clearly identified as a "preliminary plan," and drawn to a scale of 50 feet to the inch. The sheet size shall be 22 inches by 24 inches (or ANSI D) or 34 inches by 44 inches (or ANSI E).
B. 
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. Each sheet shall be numbered consecutively and shall show its relationship to the total number of sheets. The first sheet of each plan shall include a table of contents listing the sheet number and title of each sheet in the set.
C. 
The plan shall bear an adequate legend that indicates clearly which features are existing and which are proposed.
D. 
The boundary line of the subdivision shall be shown as a solid heavy line.
E. 
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.
F. 
The preliminary plan shall show the following information:
(1) 
Name of the proposed subdivision or land development or identifying title and the municipality(ies) in which the subdivision or land development is located.
(2) 
Name, address, telephone number, and e-mail address (if available) of the applicant or of his authorized agent, if any, and of the developer.
(3) 
Name, address, telephone number and e-mail address (if available) of the applicant's engineer, surveyor, planner, architect or landscape architect responsible for the development of the preliminary plan.
(4) 
North arrow, scale (written and graphic), and original date of plan preparation.
(5) 
Tract boundary(ies) showing distances and bearings with tax parcel number(s).
(6) 
Natural features, including:
(a) 
Contour lines at intervals of not more than two feet. 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 bench marks and elevations shall be included on the plan. The Township elevations are based on the 1983 NAD. All contours and elevations shown on plans submitted to the Township must be based on this system.
(b) 
Areas within the Flood Hazard District, as defined in § 450-59 of Chapter 450, Zoning, including the floodway, flood-fringe, approximated floodplain, and soil types included as part of the Flood Hazard District.
(c) 
Watercourses, either continuous or intermittent, and lakes, ponds or other water features as depicted on the applicable USGS Quadrangle Map, most current edition.
(d) 
Wetlands, steep slopes, prohibitive slopes, and forested riparian buffers.
[Amended 6-12-2018 by Ord. No. 2018-04]
(e) 
Soil types as indicated by the NRCS USDA Soil Survey of Chester County.
(f) 
Existing vegetation, denoted by type, including woodlands, as defined herein, hedgerows, wetland vegetation, pasture or croplands, orchards, and any other notable vegetative features on the site.
(g) 
Any portion of the tract identified as a Pennsylvania Natural Diversity Inventory (PNDI) site.
(7) 
Proposed land use.
(8) 
Total acreage of the tract and number of proposed lots or dwelling units.
(9) 
A key map, for the purpose of locating the site to be subdivided or developed, at a minimum scale of 2,000 feet to the inch, showing the relationship of the tract to adjoining property and to all streets, roads and municipal boundaries existing within 1,000 feet to any part of the property proposed to be subdivided or developed.
(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) 
Any changes that may be proposed by the applicant in the provisions of the zoning applicable to the area to be subdivided or developed and suggested locations of buildings in connection therewith.
(12) 
Any identified greenways, trails and/or parkland must be shown on the plan as indicated in the Township's Comprehensive Plan and its Open Space, Recreation and Environmental Protection and Greenways, Trails, Gateways component plans.
(13) 
The full plan of the development, showing the location of all proposed:
(a) 
Streets.
(b) 
Utility easements.
(c) 
Parks, playgrounds and other public areas.
(d) 
Sewer and water facilities.
(e) 
Building setback lines for each street.
(f) 
Lot lines and approximate dimensions of lots.
(g) 
Lot numbers and/or block numbers in consecutive order.
(h) 
Building locations and parking areas in relation to multifamily, commercial and industrial land developments.
(i) 
All streets, rights-of-way and other areas designed for appurtenant facilities, public use or proposed to be dedicated or reserved for future public use, together with the conditions of such dedication or reservations.
(14) 
An identification of:
(a) 
All property owners of all immediately adjacent land;
(b) 
All proposed or existing development and land uses immediately adjacent; and
(c) 
Locations and dimensions of any streets or easements shown thereon. See Subsection F(16).
(15) 
The names, locations and dimensions of all existing:
(a) 
Streets and roads.
(b) 
Railroads.
(c) 
Public sewers.
(d) 
Water mains and feeder lines.
(e) 
Fire hydrants.
(f) 
Gas, electric and oil transmission lines.
(g) 
Watercourses, one-hundred-year floodplains, and flood hazard areas.
(h) 
Private wells.
(i) 
On-site sewage facilities.
(j) 
Other significant features and land usage within 200 feet of any part of the property proposed to be developed.
(16) 
The location and width of any streets or other public ways or places shown upon an adopted local or county plan, if such exists for the area to be subdivided or developed.
(17) 
Typical street cross-sections for each proposed street shown on the preliminary plan. These plans may be submitted as separate sheets.
(18) 
Proposed street names.
(19) 
Proposed method of water supply and sewage disposal.
(20) 
The approximate location, size and material of any capped sewers, house connections, sewers, sewage disposal plant, proposed connection with existing facilities and any other sewerage facilities. 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.
(21) 
The approximate location, size and material of any individual, community or public water supply facilities.
(22) 
All storm sewers (and other drainage facilities), with the size and material of each indicated, and any proposed connections with existing facilities.
(23) 
An approval block for signatures of the Board of Supervisors and the Chester County Planning Commission.
(24) 
The title page of the plan shall list any conditional uses and/or special exceptions required for the plan to proceed and the date received, if applicable.
G. 
The preliminary plan shall be accompanied by the following material:
(1) 
A subdivision or land development preliminary plan application. (See Appendix C for appropriate form.[1])
[1]
Editor's Note: Appendix C, Plan-Related Applications, Forms and Checklists, is attached to this chapter.
(2) 
A tentative timetable for the proposed sequence of development for the subdivision or land development. The timetable may be in letter form, indicating the order in which activities will occur.
(3) 
All storm drainage calculations when deemed appropriate.
(4) 
Tentative profiles along the center line and at the right-of-way line for both sides of each proposed street shown on the preliminary plan. Such profiles shall show natural and finished grades at a ten-to-one (10:1) horizontal-to-vertical scale.
(5) 
A sketch plan of the remaining contiguous lands of the applicant, including the prospective future street system. The street system of the preliminary plan will be considered in the light of adjustments and connections with the future streets as shown in the sketch plan of remaining lands.
(6) 
When connection to public water and/or sewer facilities is proposed, assurance of the availability of such service. This assurance shall be in the form of a letter signed by a responsible officer of the company or authority concerned, indicating its ability and willingness to make such service available.
(7) 
A draft of any proposed covenants to run with the land.
(8) 
Where the land included in the proposed development has a gas pipeline, petroleum products transmission line, power line or any other cable or pipeline located thereon, the application shall be accompanied by a letter from the owner or authorized agent of such facilities stating minimum distance requirements.
(9) 
Act 537 planning module. A planning module for land development as required by Act 537, Pennsylvania Sewerage Facilities Act.[2]
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
(10) 
Conservation/soil erosion and sedimentation control plan. A preliminary conservation/soil erosion and sedimentation control plan, in accordance with the provisions of § 385-24.
(11) 
Grading plan. A preliminary grading plan indicating proposed contours, in accordance with the Township Grading Ordinance.[3]
[3]
Editor's Note: See §§ 385-53 and 385-54.
(12) 
Stormwater management plan. A preliminary stormwater management plan in accordance with the provisions of Chapter 373, Stormwater Management.
(13) 
Landscaping plan. A preliminary landscaping plan indicating a general planting scheme in accordance with § 385-26 herein and §§ 450-62A, Screening, and 450-62C, Landscaping, of Chapter 450, Zoning.
(14) 
Traffic impact study. In all developments consisting of more than 10 dwelling units, a traffic impact study shall be submitted in accordance with the provisions of § 385-27. The Board of Supervisors may require a Traffic Impact Study for developments less than 15 dwelling units in accordance with the Township's Act 209 Transportation Impact Ordinance, if applicable.[4]
[4]
Editor's Note: See Ch. 227, Impact Fees, Art. I.
(15) 
Environmental impact assessment. A preliminary environmental impact assessment report in accordance with the provisions of Appendix A.[5]
[5]
Editor's Note: Appendix A, Environmental Impact Assessment Report, is attached to this chapter.
(16) 
Proof of notice. Proof of notice to each adjacent property owner of record (photocopy of first class mail notification).
(17) 
Waiver or modifications. Application for subdivision or land development plan, whether preliminary or final, shall include any and all requests for waivers or modifications to the minimum standards of the chapter. Each request for a waiver or modification shall cite the chapter section and state the waiver or modification that is requested. Each request shall detail the reason that it is believed that regulation would cause undue hardship or when an alternative standard can be demonstrated to provide equal or better results. The burden of proof shall be the responsibility of the applicant. The Planning Commission shall review these requests and make recommendations to the Board of Supervisors regarding the appropriateness of the modification or waiver. Any waiver that pertains to a specific lot or lots shall also be noted by placing a text comment within the lot boundaries on the plat.
H. 
Electronic plan submission. The preliminary plan shall also be submitted in electronic form in accordance with the provisions of § 385-15A(3).
A. 
The final plan for approval and subsequent recording shall be submitted on black-and-white or blue-and-white print(s), clearly marked as a final plan, and drawn to a scale of 50 feet to the inch. The sheet size shall be 22 inches by 24 inches (or ANSI D) or 34 inches by 44 inches (or ANSI E).
B. 
If the final 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. Each sheet shall be numbered consecutively and shall show its relationship to the total number of sheets. The first sheet of each plan shall include a table of contents listing the sheet number and title of each sheet in the set.
C. 
The final plan may be submitted in sections, each covering a portion of the entire subdivision or land development shown on the preliminary plan.
D. 
The plan shall bear an adequate legend that indicates clearly which features are existing and which are proposed.
E. 
The boundary line of the subdivision shall be shown as a solid heavy line.
F. 
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.
G. 
The final plan shall show the following information, in addition to all items as required in § 385-21F, Preliminary plan requirements:
(1) 
Block and lot numbers in consecutive order; lot area for each lot with the area being calculated to the existing right-of-way.
(2) 
A list of site data, including minimum lot size or average area per dwelling unit, total number of lots or dwelling units, total acreage of whole development, density in units per acre or lots per acre, zoning district and proposed use of land.
(3) 
Source of title to the land of the subdivision or land development as shown by the books of the Chester County Recorder of Deeds; names of the owners of all adjoining unsubdivided land.
(4) 
Lot lines with accurate bearings and distances; distances to be to the nearest hundredth of a foot.
(5) 
Pedestrianways, including all sidewalks, crosswalks, trails and pedestrian rights-of-way to be used for general public use.
(6) 
Accurate dimensions of existing public land and of any property to be dedicated or reserved for public, semipublic or community use, along with exact extent of street construction and dedication; all areas to which title is reserved by owner.
(7) 
Accurate boundary lines, with dimensions and bearings, which provide a survey of the tract, closing with an error of not more than one foot in 10,000 feet.
(8) 
Approximate distances to the intersection of the center lines of the nearest established street intersection or official monuments.
(9) 
Accurate locations of all existing and recorded streets intersecting the boundaries of the tract.
(10) 
Complete curve data for all street center-line and street right-of-way line curves included in the plan, including radius, tangent, are and chord. Curve segments included in lot descriptions shall be comprised of arc, chord, bearing and distance. At street intersections, tangent distance shall be included.
(11) 
Street center lines and street rights-of-way with accurate dimensions in feet and hundredths of feet, with bearing of such street lines.
(12) 
Location and material of all permanent concrete monuments and iron-pin lot markers.
(13) 
Easements and any limitations on such easements.
(14) 
Clear sight triangles of 75 feet at all street intersections.
(15) 
Street cross sections for each proposed street shown on the final plan, indicating the design and material of shoulders and drainage swales.
(16) 
Location of all structures and parking areas on land development plans.
(17) 
Limits of disturbance of soil and vegetation and the boundaries of any area identified as a tree protection zone shall be clearly delineated on the conservation/soil erosion and sedimentation control plan.
(18) 
The following certificates shall be shown on the plan (see Appendix C for suggested forms[1]):
(a) 
Certifications, with seal, by a registered professional engineer or registered land surveyor to the effect that the survey and plan are correct.
(b) 
A statement, duly acknowledged before an officer authorized to take acknowledgement of deeds and signed by the landowner of the property, to the effect that the subdivision or land development shown on the final plan is the act and deed of the landowner, that he is the owner of the property shown on the survey and plan, and that he desires the same to be recorded as such.
(c) 
Certificate of dedication of streets and other public property.
(d) 
Certificate for approval by the Board of Supervisors.
(e) 
A certificate to accommodate the recording information.
(f) 
Note to be placed on plan indicating any area that is not to be offered for dedication.
(g) 
Note indicating the Township is not responsible for construction or maintenance of any area not dedicated for public use and identifying the party responsible for such maintenance.
[1]
Editor's Note: Appendix C, Plan-Related Applications, Forms and Checklists, is attached to this chapter.
H. 
The final plan shall be accompanied by the following material:
(1) 
A subdivision or land development final plan application. (See Appendix C for appropriate form.[2])
[2]
Editor's Note: Appendix C, Plan-Related Applications, Forms and Checklists, is attached to this chapter.
(2) 
Profile sheets for all proposed streets. Such profiles shall show at least the following information, properly labeled:
(a) 
Existing (natural) and proposed finished grades along the center line and at the right-of-way line for both sides of each proposed street.
(b) 
The length of all vertical curves.
(c) 
Existing and proposed storm sewer mains, manholes, inlets and culverts.
(d) 
Existing and proposed sanitary sewer mains and manholes.
(e) 
All profiles shall show pipe crossings, storm sewers, sanitary sewers, water mains, and any other underground utility crossings.
(f) 
Profiles shall extend to points of connection with existing lines. The profile sheets shall be drawn at a ten-to-one horizontal-to-vertical scale.
(3) 
A plan showing the location, size and invert elevations of existing and proposed sanitary sewer mains and manholes, storm sewer mains, manholes, inlets and culverts, in addition to the location of existing or proposed water mains and fire hydrants. This data may be shown on the final plan.
(4) 
Restrictions required by the Township which will run with the land and become covenants in the deeds of lands shown on the drawing, subject to the approval of the Township Solicitor.
(5) 
All covenants running with the land governing the reservation and maintenance of dedicated or undedicated land or open space, subject to the approval of the Township Solicitor.
(6) 
Any preliminary or final plan conditions of approval that pertain to a specific lot or lots shall be noted by placing a text comment within the lot boundaries on the plat. This notation shall be placed on the plan prior to delivery for Board of Supervisors signature.
(7) 
Where lot sizes or number of dwelling units is based on public water and/or public sewer facilities, assurance acceptable to the Board of Supervisors that such facilities will be installed. (See Appendix C for recommended forms.[3])
[3]
Editor's Note: Appendix C, Plan-Related Applications, Forms and Checklists, is attached to this chapter.
(8) 
Grading plan. A final grading plan showing proposed finished grades on the site in accordance with the provisions of the Township Grading Ordinance.[4]
[4]
Editor's Note: See §§ 385-53 and 385-54.
(9) 
Landscaping plan. A final landscaping plan, in the case of land developments, showing the location, size and type of planting material to be installed on the site in accordance with the provisions of § 385-26.
(10) 
Conservation/erosion and sediment control plan. A final conservation/erosion and sediment control plan in accordance with the provisions of § 385-24.
(11) 
Open space management plan. A final open space management plan, where applicable, in accordance with the provisions of § 385-25.
(12) 
Stormwater management plan. A final stormwater management plan in accordance with Chapter 373, Stormwater Management.
(13) 
Such certificates of approval by proper authorities as required by the Board of Supervisors, including certificates approving the water supply system and sanitary sewer system of the subdivision or land development.
(14) 
Streetlight plan. An approved plan for location and type of streetlights to be installed, if proposed, in accordance with § 385-73 herein.
(15) 
Act 537 planning module. An approved land planning module as required by Act 537, the Pennsylvania Sewage Facilities Act.
(16) 
One of the following for guaranteeing improvements:
(a) 
A certificate from the applicant, signed by the Board of Supervisors, that all improvements, installations and record plans in the subdivision or land development required by this chapter have been made or installed in accordance with specifications; or
(b) 
A bond, certified check, or other security or guarantee satisfactory to the Board of Supervisors, which shall:
[1] 
Be made payable to or inure to the benefit of the Township.
[2] 
Be in an amount determined by the Township to be sufficient to complete the improvements and installation and cost of preparing as-built plans in compliance with this chapter.
[3] 
In case of a bond, it shall also:
[a] 
Be with surety satisfactory to the Township.
[b] 
Be in form, sufficiency and execution acceptable to the Township.
[4] 
The bond, certified check, or other securities or guarantee shall specify the time for the completion of the required improvements. Such time shall be satisfactory to the Township. When the improvements have been completed and approved by the Township, the guarantee shall be released and returned. As the required improvements progress and are approved by the Township, a portion of the bond, monies or other security commensurate with the cost of the improvement may be released and returned.
[5] 
In the event that cash or its equivalent is deposited as an improvement guarantee, it shall be held in an escrow fund.
(17) 
Whenever an applicant proposes to establish a street which is not offered for dedication to public use, the Board of Supervisors shall require the applicant to submit a letter to the Township stating such fact. There shall also be a note placed on the plan to the effect that the street is not offered for dedication to the public use and an identification of the party or parties responsible for such maintenance together with a recordable agreement regarding the party or parties responsible for maintenance of the private street.
(18) 
Environmental impact assessment. A final environmental impact assessment report in accordance with Appendix A.[5]
[5]
Editor's Note: Appendix A, Environmental Impact Assessment Report, is attached to this chapter.
(19) 
Proof of notice. Proof of notice to each adjacent property owner of record (copy of first class mail letter). If the final plan submission was preceded by preliminary plan approval and notification was made at the preliminary plan submission, then notice does not have to be repeated.
(20) 
Waivers or modifications. An application for subdivision or land development, whether preliminary or final, shall include any and all requests for waivers or modifications to the minimum standards of the chapter. Each request for waiver or modification shall cite the chapter section and state the waiver or modification that is requested. Each request shall detail the reason that it is believed that regulation would cause undue hardship or when an alternative standard can be demonstrated to provide equal or better results. The burden of proof shall be the responsibility of the applicant. The Planning Commission shall review these requests and make recommendations to the Board of Supervisors regarding the appropriateness of the modification or waiver. Any waiver that pertains to a specific lot or lots shall also be noted by placing a text comment within the lot boundaries on the plat.
(21) 
Homeowners' association documents, if applicable.
(22) 
Restrictive covenants. Any restrictive covenants agreed to shall be placed within the plan notes section on the title page, and those which pertain to individual lots shall be noted in text on that lot. Examples of restrictive covenants include restrictions against further subdivision, prohibition of access onto a specific street, or agreements to reserve open space. The following language shall be added to the restrictive covenant description in the plan notes: "This condition shall be a restrictive covenant that runs with the land and shall be enforced by the Township and is binding against the owner's successors and assigns in title to the land."
I. 
Electronic plan submission. The final plan shall also be submitted in electronic form in accordance with the provisions of § 385-16A(3).
A. 
The record plan and profile sheets shall be drawn at the same scale as the final plan and profile sheets certified by the owner of record and approved by the Township Engineer and shall indicate the actual location, dimensions and/or elevations of all completed improvements, including but not limited to:
(1) 
Concrete monuments and iron pins.
(2) 
Cartway edges or top of curbs for both sides of each street.
(3) 
Sanitary sewer main, manholes and laterals.
(4) 
Storm sewers, mains, manholes, inlets and culverts.
(5) 
Waterlines and fire hydrants.
(6) 
Streetlights, when applicable.
(7) 
Electrical and all other underground utilities.
(8) 
Permanent sedimentation control structures or basins.
(9) 
Landscaping and planting material, where applicable.
(10) 
All easements.
B. 
Electronic plan submission. The record plan shall also be submitted in electronic form in accordance with the provisions of § 385-17.
A. 
The conservation/soil erosion and sedimentation control plan, which may be required to accompany the preliminary plan and shall accompany the final subdivision or development plans, shall be clearly and legibly drawn to the same scale as that of the preliminary and final plans and may be in the form of an overlay on the preliminary and final plans.
[Amended 9-10-2013 by Ord. No. 2013-04]
B. 
The conservation/soil erosion and sedimentation control plan shall show the total boundaries of the property being subdivided or developed and shall show:
(1) 
Contour lines at vertical intervals of not more than two feet.
(2) 
Location and elevation to which contour elevations refer; where reasonably practicable, datum used shall be a known established bench mark.
(3) 
All existing watercourses, flood hazard areas, woodlands, hedgerows, allees, trees over four-inch caliper not part of a woodland, and other significant natural features within the proposed development.
[Amended 6-12-2018 by Ord. No. 2018-04]
(4) 
Location and results of soil percolation tests whenever on-site disposal of sewage is planned.
(5) 
A notation that the watershed(s) of the development is designated as "exceptional value" or "high quality," if applicable.
(6) 
Limits of disturbance of soil and vegetation and the boundaries of any area identified as a tree protection zone, as defined by this chapter, shall be clearly delineated on the conservation/soil erosion and sedimentation control plan.
[Amended 6-12-2018 by Ord. No. 2018-04]
C. 
The applicant shall employ available measures for control of erosion and sedimentation and shall meet, as a minimum, the standards and specifications of the United States Department of Agriculture Natural Resources Conservation Service, as then adopted for use by the Chester County Soil and Water Conservation District, copies of which are available from the district or as herein specified.
D. 
The applicant shall submit data, including proposed dates where relevant, to indicate that the subdivision or development will be carried out in compliance with the following principles:
(1) 
The smallest practicable area of land should be exposed at any one time during development or construction.
(2) 
When land is exposed during development or construction, the exposure should be limited to the shortest practicable period of time.
(3) 
Temporary ditches, dikes, vegetation and/or mulching should be used to protect critical areas exposed during development or construction.
(4) 
Sediment basins (debris basins, desilting basins or silt traps) should be installed and maintained to remove sediment from runoff waters from land undergoing development.
(5) 
Provisions should be made to accommodate effectively the increased runoff caused by changed soil and surface conditions during and after development or construction.
(6) 
Permanent vegetation and erosion control structures should be installed as soon as practical during construction activities.
(7) 
Wherever feasible, natural vegetation should be retained and protected and natural grade alterations kept to a minimum.
The applicant shall provide a plan for the long-term management of the designated open space that is to be created as part of the development, including maintenance and management of any wastewater disposal, water supply, stormwater management or any other common facilities which may be located within areas of designated open space. The purpose of the open space management plan is to guide the future owners of the development in the care, operation and maintenance of the natural features and infrastructure contained in the site.
A. 
Open space management plan information. The open space management plan shall include a narrative description of the following:
(1) 
The manner in which the designated open space and any facilities included therein will be owned and by whom they will be managed and maintained.
(2) 
The conservation, land management and agricultural techniques and practices which will be used to conserve and perpetually protect the designated open space, including conservation plan(s) approved by the Chester County Conservation District where applicable.
(3) 
The professional and personnel resources that will be necessary in order to maintain and manage the property.
(4) 
The nature of public or private access that is planned for the designated open space.
(5) 
The source of money that will be available for such management, preservation and maintenance on a perpetual basis.
(6) 
The estimated lifespan of infrastructure that is to be owned privately or in common, and the cost to replace it, and the end of its usability.
B. 
At the time of preliminary plan submission, the applicant shall provide a draft open space management plan with sufficient detail to demonstrate feasible compliance with the provisions required under this section.
C. 
The management plan shall be recorded with the final subdivision or land development plans in the office of the Recorder of Deeds of Chester County.
D. 
The Board of Supervisors may require as a condition of subdivision and/or land development approval that appropriate management contracts or homeowners' association fees be established as evidence of the ability to adhere to the provisions of the approved management plan.
E. 
In order to allow for the changing needs inherent in the perpetual management of land, the management plan shall contain a provision to the effect that it may be changed by written application to the Board of Supervisors. Approval of such application by the Board of Supervisors shall not be unreasonably withheld or delayed, so long as:
(1) 
The proposed change is feasible, is consistent with the purposes of preservation of open space set forth in this section and with the approved subdivision and land development plans; and
(2) 
The plan for such change avoids a likelihood of the obligation for management and maintenance of the land falling upon the Township without the consent of the Board of Supervisors.
[Amended 6-12-2018 by Ord. No. 2018-04]
A. 
Purpose. The purposes of this section are to accomplish the following:
(1) 
Ensure development is consistent with the goals of the Township's Comprehensive Plan related to natural resources and environmental and land use standards.
(2) 
Promote the public health, safety, and general welfare.
(3) 
Conserve energy by providing shade and wind breaks.
(4) 
Provide pervious areas to reduce stormwater runoff.
(5) 
Improve air quality.
(6) 
Protect and preserve the appearance, character, and value of neighboring properties.
B. 
Applicability. As part of any subdivision and/or land development process, the subject property shall be planted and maintained with landscaping and an all-season ground cover according to an overall plan, which may include the retention of existing landscape features as provided for herein, which shall be submitted and approved as part of the subdivision or land development plan application.
C. 
Landscape plan contents. A landscape plan shall include the following:
(1) 
Existing landscape features, including, without limitation: wooded areas (indicated by general type, e.g., evergreen or deciduous); location of tree dripline; small groupings of trees; individual trees of eight inches' or greater DBH; distinctive natural features, such as rock formations or notable topography; all water features, including streams, springs, and wetlands; existing trails; greenways; parks; and man-made features of local or historic significance.
(2) 
The location, size, and layout of all proposed plant materials and verification that minimum landscaping, tree canopy percentages, and screening requirements of Township ordinances have been satisfied (dimensions of landscaped areas shall be indicated, and trees shall be depicted at full canopy). Plant materials may be indicated in generic terms, e.g., large or medium canopy tree; evergreen tree; shrub; hedge, etc.
(3) 
A schedule of proposed plantings, including number, height, caliper or container size, botanical names, and tables calculating the amount of open space and tree cover required and provided.
(4) 
Where the preservation of existing, noninvasive plant material is being proposed to satisfy landscape planting and tree canopy retention requirements of this chapter, the landscape plan shall indicate:
(a) 
The trees to be saved;
(b) 
Limits of disturbance;
(c) 
Location and type of protective fencing;
(d) 
Grade changes requiring tree wells or walls; and
(e) 
Trenching or tunneling proposed within 10 feet of the limits of disturbance of any tree protection zone.
A. 
Purpose. A traffic impact study shall enable the Township to assess the likely traffic impact of a proposed development on the various components of the transportation system. The study shall:
(1) 
Identify any traffic or transportation problems associated with the adequacy of the existing transportation network to provide access to/from the development with regard to the character and volume of traffic to be generated by the proposed development.
(2) 
Determine the development's impact on public transportation and pedestrian and nonvehicular circulation. The traffic impact study should also identify solutions to the traffic or transportation problems.
B. 
Professional input. The applicant shall retain a qualified professional traffic engineer to prepare the traffic impact study.
C. 
Definitions. The following terms or phrases shall have the meanings indicated when used in this section:
(1) 
Study area. The study area shall be the area of land within the Township that is likely to be affected by the development; the selected area shall be approved by the Township and its traffic engineers prior to initiating the study. Specific intersections to be included in the study shall also be approved by the Township prior to initiating work.
(2) 
Volume/capacity analysis. An analysis that compares the volume of a traffic facility to its capacity. The procedure for the analysis shall adhere to the most recent edition of the Highway Capacity Manual or another set of methodologies acceptable to the Township and a computer model typically accepted by the Pennsylvania Department of Transportation and the Township.
[Amended 9-10-2013 by Ord. No. 2013-04]
(3) 
Queue analysis. An analysis that identifies the maximum queue of vehicles in each traffic stream, measured in feet. The analysis shall utilize a computer model typically accepted by the Pennsylvania Department of Transportation and the Township.
(4) 
Level of service. As defined by the Highway Capacity Manual, "level of service," ranging from A to F, measures the operational conditions within a traffic stream in terms of such factors as speed, travel time, delay, freedom to maneuver, traffic interruptions, comfort and convenience.
(5) 
Trip generation. The total count of trips to and from the subject development per unit of land use (i.e., dwelling unit, square footage, etc.) as established by the most recent edition of the Institute of Transportation Engineers publication "Trip Generation." For land uses not listed in this publication or for those land uses with limited available trip generation data, the applicant's traffic engineer shall seek guidance from the Township prior to completion of the study. For applications involving an expansion or relocation of an existing facility, actual trip generation characteristics of the existing land use may be utilized, as appropriate and subject to acceptance by the Township.
(6) 
Peak-hour-traffic volumes. The analysis of the traffic conditions in the traffic impact study shall be based on the analysis of vehicular characteristics in the critical morning and afternoon peak hours. The peak hours shall be determined based upon manual turning movement counts at the respective intersections in the study area. Manual turning movement counts shall be provided with the study. Actual manual turning movement counts shall be tabulated by fifteen-minute periods to establish the respective morning and afternoon peak-hour-traffic movements within the respective counting periods. Counts shall be placed on a map of the study area in combination with the results of the automatic traffic recorder counts. From this information, an updated estimate of current morning and afternoon peak hour traffic movements at each of the intersections shall be prepared.
D. 
Contents of the traffic impact study. A traffic impact study shall contain, but not be limited to, at the discretion of the Township, the following information:
(1) 
Site and project description. This description shall identify the site, proposed land use(s), the surrounding area, and the transportation setting, including:
(a) 
A description of the size, location, proposed land uses, construction staging and completion date of the proposed development. If the development is residential, the types of dwelling units and estimated average number of bedrooms per dwelling type shall be included. Also, the description shall include the characteristics of site users with respect to their transportation needs. In addition, the description for educational, day-care or other similar facilities shall include a narrative of the arrival and dismissal times, student dropoff/pickup procedures, number of school buses, and number of students. The description shall also include an evaluation of any proposed drive-through facilities to establish the adequacy of the proposed design relative to internal access, stacking and ingress/egress.
(b) 
The existing and proposed uses of the site shall be identified in terms of zoning classification.
(c) 
A complete description of access and circulation for the development, including, but not limited to, location of access points and method of traffic control.
(d) 
Description of the adjacent external roadway system within the study area. Major intersections in the study area shall be identified and illustrated.
(e) 
All existing and proposed public transportation services and facilities within the study area and the surrounding area shall be documented.
(f) 
A description of the all-internal roadway widths, rights-of-way, existing and proposed parking conditions, speed limits, and method of traffic control at all internal roads and intersections shall be provided.
(g) 
All future committed or proposed roadway and intersection improvements within the study area shall be noted. The responsible party and anticipated project schedule shall be identified for each future improvement.
(h) 
A statement shall be included identifying whether the proposed development is located within the Township's Act 209 Transportation Impact Fee District.[1] The estimated number of p.m. peak-hour trips to be generated by the development shall be identified if the site is located within the district.
[1]
Editor's Note: See Ch. 227, Art. I, Transportation Capital Impact Fee.
(2) 
Existing traffic conditions. Existing traffic conditions shall be documented for all major roadways and intersections established as part of the approved study area and shall be based on the following:
(a) 
Existing peak-hour turning movements and traffic volumes shall be recorded at all study area intersections and shall be conducted encompassing both the peak highway and development hours. Documentation regarding all traffic counts shall be included; specifically, daily traffic volumes shall be documented in the report for each of the study roadways. Figures shall be provided in the report illustrating the peak-hour turning movement traffic volumes.
(b) 
A volume/capacity analysis based on existing traffic volumes shall be performed during the peak highway and development hours for all roadways and study intersections. The capacity analysis shall be conducted according to methods of analysis as previously described herein. The level-of-service results of the volume/capacity analysis shall be presented graphically.
(c) 
A summarization of the most recent accident data within the study area shall be provided.
(3) 
Future conditions analysis without the proposed development. An evaluation of the anticipated future traffic volumes and the ability of the roadway network to accommodate this traffic without the proposed development shall be provided. The analysis shall be for the development completion year and any interim years if development phase(s) are proposed, unless otherwise required by the Township. This evaluation shall include the following:
(a) 
Peak-hour-traffic volumes shall be projected for the design year(s) based on traffic growth information compiled by the Chester County Planning Commission, the Delaware Valley Planning Commission, and/or the Pennsylvania Department of Transportation. Projected traffic volumes shall also include anticipated traffic growth associated with other area proposed developments or developments under construction. All assumptions and methodologies utilized to forecast the future traffic volumes shall be clearly documented. Figures shall be provided in the report illustrating the peak-hour turning movement traffic volumes.
(b) 
A volume/capacity analysis based on future without development traffic volumes shall be performed during the peak highway and development hours for all roadways and study intersections. The capacity analysis shall be conducted according to methods of analysis as previously described herein. The level-of-service results shall be presented graphically.
(c) 
Roadway and intersection improvements committed to by others for implementation prior to the design year(s) shall be included in the analysis. The applicant's traffic engineer shall seek guidance from the Township in determining the appropriateness of future roadway and intersection improvements. An analysis of future conditions both without and with improvements shall be provided, if appropriate.
(4) 
Trip generation characteristics. Estimates of vehicle trips to result from the proposed development shall be completed for the design year(s) peak highway and development hours and shall be determined as follows:
(a) 
Estimation of the number of trips generated by the proposed uses for each study hour and on a daily basis shall be developed utilizing the most recent edition of the Institute of Transportation Engineers publication "Trip Generation." Other local sources of trip generation data may be acceptable, subject to the approval of the Township. For proposed expansions or relocation of existing facilities, actual trip generation information may be utilized, if appropriate, as determined by the Township.
(b) 
Traffic volumes generated by the proposed development shall be distributed and assigned throughout the study area for each of the study peak hours. Documentation of all assumptions used in the distribution and assignment of traffic shall be provided.
(5) 
Future conditions analysis with the proposed development. A description of the adequacy of the roadway system to accommodate future traffic with development of the site shall be provided. An analysis shall be completed for each study peak hour as follows:
(a) 
Daily and peak-hour traffic volumes shall be projected for the design year(s). Projected traffic volumes shall be calculated by adding the anticipated development trip generation to the future traffic volumes without development for the roadway network and site access. Figures shall be provided in the report illustrating the peak-hour turning movement traffic volumes.
(b) 
A volume/capacity analysis based on future traffic volumes with development shall be performed during peak highway and development hours for all roadways and study intersections. The capacity analysis shall be conducted according to methods of analysis previously described herein. The level-of-service results shall be presented graphically.
(c) 
A queuing analysis shall be performed during the peak highway and development hours for each study and site access intersection. The results of the queuing analysis shall be presented graphically, and the available storage lengths for all existing and proposed lanes shall be identified to determine the adequacy of these facilities to accommodate the anticipated future vehicular traffic queues.
(6) 
Proposed improvements. A description of proposed improvements to remedy and otherwise mitigate for deficiencies and impacts, as established by the analysis required herein, shall be identified, as follows:
(a) 
Improvements shall be identified which would increase capacity to return to predevelopment levels of service. Improvements shall be presented for post-development traffic volumes to operate at level of service C or better for all movements and the overall intersection. The improvements identified shall ensure that under no circumstances will the levels of service be worse than predevelopment conditions. For individual movements and overall intersections that function at level of service F, the volume capacity ratio and delay shall be no worse than predevelopment conditions.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(b) 
The description of improvements shall describe the location, nature and schedule, as well as the party responsible for the improvements. The listing of recommended improvements shall include, but not necessarily be limited to, the following elements: internal circulation design; site access design location; traffic signal installation/operation; and roadway/intersection widening. Although the improvement recommendations shall be consistent with West Bradford Township Transportation Capital Improvement Plan (most recent revision), these improvements shall not be considered unless they are planned within a reasonable schedule, as directed by the Township.
(c) 
A volume/capacity analysis shall be presented demonstrating the anticipated operating conditions of the study intersections upon implementation of any recommended improvements. The level-of-service results of the volume/capacity analysis shall be presented graphically.
(d) 
Access design recommendations shall be provided consistent with the design requirements of West Bradford Township and/or the guidelines of the Pennsylvania Department of Transportation, including the following:
[1] 
The available safe stopping sight distance measurements shall be indicated for each access, and recommendations shall be provided for any access location that does not provide sufficient sight distance in accordance with the applicable requirements, which may include relocation of the proposed access, provision of separate turning lanes, roadway improvements, or turning restrictions;
[2] 
The necessity for auxiliary turn lanes at each site access intersection shall be identified based on the current design guidelines of the Pennsylvania Department of Transportation; and
[3] 
All access points and pedestrian crossings shall be examined as to the need for and feasibility of installing traffic signals or other traffic control devices pursuant to the guidelines and traffic signal warrants of the Pennsylvania Department of Transportation.
(7) 
Conclusions and recommendations. Projected levels of service for all roadways and intersections shall be identified at the conclusion of each phase of development, and a level-of-service matrix shall be provided for comparison of the levels of service. All roadways and/or intersections showing a level of service that is deemed deficient shall be identified, and specific recommendations for the elimination of traffic problems associated with the proposed development shall be identified. Also, improvements shall be offered to ensure that vehicular traffic queues can be accommodated to provide efficient access and mobility to/from the proposed development for pedestrian and vehicular traffic.
(8) 
The Township shall review the methodology, assumptions, findings and recommendations of the applicant's traffic impact study. The Township may request additional analyses and may also impose upon the applicant additional improvements deemed necessary to accommodate impacts of the development. The standards for evaluation of a development's impact upon the road network are:
(a) 
The applicant shall establish by a fair preponderance of credible evidence that the capacity of the road net providing access to the premises in question, when the incremental increase in traffic attributable to the proposed use is superimposed upon the existing use of the road net, shall not lower the level of service of the roads or any portions thereof below level of service C.
(b) 
The applicant shall establish by a fair preponderance of credible evidence that the interior traffic circulation for the proposed use at the proposed location, including but not limited to acceleration and deceleration lanes where required at the proposed entrances to the location, shall be adequate to provide safe and convenient circulation for users of the facility, visitors to the facility, employees of the facility and all emergency vehicles that may require entrance thereon.
(c) 
The applicant shall establish by a fair preponderance of credible evidence that the facility provides safe and convenient pedestrian access and internal circulation within the grounds of the facility and particularly for points of access from the facility to the parking areas.