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.
(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.
(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.
(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.
(12)
Stormwater management plan. A preliminary stormwater management plan in accordance with the provisions of Chapter 373, Stormwater Management.
(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]
(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.
(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.
[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.
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.
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.
(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]
(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.
