A sketch plan shall consist of and be prepared in accordance
with the following standards:
401.1
Drafting standards. Specific drafting standards are not required
for sketch plan submission; however, to the extent practicable at
the time of sketch plan submission, it is strongly suggested that
the drafting standards set forth in § 402.1 for preliminary
plan submission be employed.
401.2
Required contents of sketch plan.
a. Name and address of the owner of record, the equitable owner, and/or
the applicant.
b. Tax parcel number(s) from current Chester County Tax Assessor's records.
c. Name and address of the professional engineer, surveyor, planner,
landscape architect, or site designer responsible for preparing the
plan.
d. Graphic scale (not greater than one inch equals 100 feet) and true
North arrow. Precise scale and dimensions are not required at the
time of sketch plan submission; however, the subject plan shall clearly
be titled "Sketch Plan."
e. Approximate tract boundaries and tract size.
f. Location map at a scale of not less than 800 feet to the inch.
g. Applicable zoning district(s), including any overlays.
h. Locations and names of existing and proposed streets on, adjacent
to, or within 100 feet of the subject tract.
i. A brief narrative description of the subdivision or land development
proposal.
j. Topographic, physical, and cultural features identified within the
environmental impact assessment (EIA) in § 406.1, where
available. Where aerial photogrammetry or on-site topographic survey
has not been completed at the time of sketch plan submission, USGS
topographic information or data from the Chester County GIS Department
may be utilized. Minor subdivision or land development applications
use generalized information to identify relevant site features consistent
with those required in the EIA.
k. Schematic layout indicating a general concept for development, including
lot lines, if any, proposed locations of buildings and other major
structures, parking areas, roads and other vehicular and pedestrian
accessways, necessary utilities and proposed stormwater management
locations, including any BMP if known, landscape, recreational improvements,
and any other improvements; for major subdivision or land development
applications.
A preliminary plan shall consist of and be prepared in accordance
with the following minimum standards:
402.1
Drafting standards.
a. The plan shall be drawn on a scale equal to or larger than one inch
equals 50 feet.
b. Dimensions shall be set in feet, bearing in degrees, minutes, and
seconds, with errors of closure not to exceed one part per 10,000.
c. Each sheet shall be numbered and shall show its relationship to the
total number of sheets.
d. The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
e. The original drawing, and all submitted prints thereof, shall be
made on sheets no larger than 30 inches by 42 inches and no smaller
than 22 inches by 34 inches.
f. If the preliminary plan requires more than one sheet, a master sheet
at a scale not smaller than one inch equals 200 feet showing the location
of each section shall accompany the plan.
g. If more than one scale is used in the plan, a key must be provided
that indicates the difference in scale.
402.2
Required contents of preliminary plan, improvements construction
plan and supplementary documentation.
a. A location map and North arrow for the purpose of locating the site
to be subdivided or developed, at a scale of not less than 800 feet
to the inch, showing the relation of the tract to adjoining property
and to all roads and municipal boundaries existing within 1,000 feet
of any part of the property proposed to be subdivided or developed.
b. A series of plan sheets prepared in accordance with the drafting
standards set forth above, with accompanying narrative as needed,
showing the following existing conditions:
(1)
Proposed subdivision or land development name or other identifying
title.
(2)
Name, address and telephone number of the owner of record, equitable
owner and the applicant.
(3)
Name, address and telephone number of the registered engineer
or surveyor responsible for the plan. If a registered engineer, architect
or landscape architect collaborated in the preparation of the plan,
his name and address and seal shall also appear. All plans showing
the subdivision of land must be signed and sealed by a registered
surveyor.
(4)
Zoning information, including applicable district, lot size
and yard requirements, proof of any variance which may have been granted,
and any zoning boundaries that traverse or are within 100 feet of
the tract.
(5)
Conditions of approval from any conditional use, special exception,
variance application or other form of zoning relief granted by the
Township for all or part of the application property.
(6)
All waivers or modifications being requested by the applicant,
as well as all waivers or modifications granted to the applicant by
the Township Board of Supervisors, shall be clearly stated on the
first sheet of the preliminary plan submission and also filed simultaneously
in letter form to the Township.
(7)
Original date of preparation and revision dates, with concise
descriptions of each revision.
(8)
North arrow and scale, both written and graphic.
(9)
Total lot or tract boundaries showing bearings and distances
and along all existing rights-of-way within and adjacent to the tract,
prepared by a registered professional land surveyor.
(10)
Total area of the subject lot or tract to the nearest hundredth
of an acre or square foot.
(11)
The applicable area and bulk requirements of the underlying
zoning district(s) shall be shown for the existing lot, parcel, or
tract, including any applicable required setbacks from pipeline rights-of-way
or other utilities.
(12)
The parcel numbers and names of all current owners of all adjacent
lands, the names of all proposed and existing subdivisions adjacent,
and the locations and dimensions of any roads or right-of-way easements.
(13)
The locations and dimensions of all existing roads, railroads,
sewers and sewage systems, water mains and feeder lines, fire hydrants,
gas, electric, and oil transmission lines, watercourses, sources of
water supply, easements, historic resources, and other significant
features within the property and within 100 feet of any part of the
subject lot or tract.
(14)
Topographic, physical, and natural features as required for
submission of an EIA, prepared in accordance with § 406.
(15)
Location and elevation of the datum to which contour elevations
refer; datum used shall be a known established local benchmark. Assumed
datum elevations will not be allowed.
(16)
Any proposed improvements or land disturbances requiring a permit
from the U.S. Army Corps of Engineers, the Pennsylvania Department
of Environmental Protection, or the Chester County Conservation District
shall be so indicated.
(17)
Locations of all existing structures on the tract, and distance
thereof from lot lines.
(18)
A boundary survey and certification as to the accuracy of the
survey shall be provided for all subdivisions and/or land developments.
(19)
All notations on the plan must be readable. Illegible notations
will be considered incomplete data on the plan.
c. A full plan of the proposed subdivision or land development, prepared
in accordance with the drafting standards set forth above, including
at a minimum:
(1)
Location and width of all streets, alleys, and rights-of-way,
with a statement of any conditions governing their use, including
distance to the nearest intersection; proposed dedicated rights-of-way
and reserved ultimate rights-of-way; street names; and state or municipal
road numbers.
(2)
Existing and proposed street and utility easement locations
with approximate dimensions.
(3)
All proposed lot lines with approximate dimensions and lot areas,
both gross and net, indicating those limitations excluded in the lot
area definition; impervious and vegetative coverage calculations.
(4)
Building setback lines along each street, minimum side and rear
yard limits in accord with the existing or proposed zoning district(s).
(5)
A statement of the intended use of all lots and parcels.
(6)
Lot numbers, and a statement of the total number of lots and
parcels; addresses of each lot as provided by the Township.
(7)
Locations of all stormwater management facilities, including
but not limited to storm sewers, bioretention areas, and other drainage
improvement measures. Specific design of such facilities shall be
demonstrated in the required stormwater management plan.
(8)
Locations of all existing and proposed sanitary sewers and any
other sewage conveyance, treatment or disposal facilities.
(9)
Locations of all existing and proposed water supply facilities.
(10)
Location of existing and/or proposed sidewalks, paths and trails
throughout the property and on neighboring property within 100 feet.
(11)
Proposed parks, playgrounds, and other open space areas to be
dedicated or reserved for public use, with any conditions governing
such use, ownership and maintenance.
(12)
The Pennsylvania One-Call number and a table showing all affected
utilities, with a notation on the plan showing the ownership and/or
beneficiary of the easement or right-of-way.
(13)
Any underground tanks, including, but not limited to, storage
tanks, chemical and petroleum tanks, empty tanks or any other form
of underground structure comprised of a tank which is known to the
applicant.
(14)
A grading plan, showing existing and proposed contours, for
all proposed improvements, including preliminary grades for all house-lot
locations. The plan shall reflect proposed limits of clearing and
grading and demonstrate compliance with the grading provisions of
this ordinance, the erosion and sedimentation control provisions of
§ 510, and all other applicable ordinance provisions.
d. Improvement construction plan. An improvement construction plan shall
be required to accompany preliminary and final plans whenever an improvement
is to be constructed or installed.
(1)
Scale. The improvement construction plan shall have the same
scale as required for a preliminary and final plan.
(2)
Data. The improvement construction plan shall contain sufficient
information to provide working plans for the layout and construction
of proposed streets, utilities, stormwater retention structures, and
other improvements. Such a plan shall include, but not be limited
to, the following:
(a)
A horizontal plan showing layout of proposed improvements, including
stations corresponding to those shown on the profiles, horizontal
curves, location and size of inlets and manholes, horizontal location
of proposed utilities, and existing contours.
(b)
A profile plan indicating the final grades of streets and sewers
and the extent of cut and fill operations.
[1] The profile plan shall show the vertical section
of the existing grade and proposed grade along the center line and
rights-of-way of the proposed street. Where storm drainage and/or
sanitary sewer lines are to be installed, they shall also be indicated
on the profile plan.
[2] The horizontal scale of the profile plan shall
be not less than one inch equals 50 feet, and the vertical scale shall
be not less than one inch equals five feet.
[3] A typical cross-section street construction shall
be shown on the profile plan and shall indicate the following:
[a] Right-of-way width and the location and width of
paving within the right-of-way.
[b] Type, thickness and crown of paving.
[c] The location, width, type, and thickness of curbs
and sidewalks to be installed, if any.
[d] Typical location, size and depth of any underground
utilities that are to be installed in the right-of-way, where such
information is available.
[4] All storm sewer, sanitary sewer, public water,
gas line, and other existing utility crossings shall be shown by profile.
e. The preliminary plan shall also be accompanied by the following supplementary
documentation:
(1)
A preliminary erosion and sedimentation control plan, prepared
in accordance with § 510 of this ordinance.
(2)
A preliminary stormwater management plan, prepared in accordance
with the Township's Stormwater Management Ordinance of 2005 or successive
ordinance, as amended.
(3)
A preliminary landscape plan demonstrating compliance with the
requirements of § 602.8 of this ordinance.
(4)
Where applicable, an open space management plan prepared pursuant
to § 409 herein and § 617 of the Uwchlan Township
Zoning Ordinance.
(5)
If the preliminary plan or land development application is filed
in accordance with an existing conditional use, special exception,
variance or other form of zoning relief, then the applicant's supplementary
documentation shall include any order or approval for conditional
use, special exception, zoning variance or other form of zoning relief,
any conditions of approval, and all plans submitted and approved as
part of the order or approval.
(6)
Where applicable, an historic resource impact study prepared
pursuant to § 405 herein.
(7)
Where applicable, an environmental impact study prepared pursuant
to § 406 herein.
(8)
Where applicable, a traffic impact study prepared pursuant to
§ 407 herein.
Final plans shall conform in all important details to approved
preliminary plans where applicable, including any conditions of approval
specified by the Board of Supervisors. A final plan shall consist
of and be prepared in accordance with the following:
403.1
Drafting standards. Final plans shall conform to the drafting
standards set forth in § 402.1.
403.2
Required contents of final plan, final improvement construction
plan, supplementary documentation. Final plan submissions shall include
all information and data set forth below, except that the Township
may waive any specific submission requirement where deemed not relevant
to the subject application upon the recommendation of the Township
Engineer. Information and data already supplied at the time of preliminary
plan submission, where applicable, and satisfactorily meeting all
requirements for final plan submission need not be resubmitted except
to the extent that additional copies are needed by the Township to
facilitate review.
a. Final plan submissions shall include all information and data required
under § 402.2, except that preliminary supplementary documentation
required under §§ 402.2.e(1) through (8) need not be
resubmitted and instead shall be supplanted by the required supplementary
plans set forth in § 403.2.q below.
b. All final lot area calculations, density calculations, and lot line
dimensions, including straight lot lines and chords and radii of curved
lot lines, defined in feet and hundredths of a foot by distances,
and in degrees, minutes and seconds either by magnetic bearings or
by angles of deflection from other lot and road lines.
c. A statement of restrictions of any type which exist as covenants
in the deed(s) for all lots contained wholly or partly in the subdivision
and, if covenants are recorded, including the deed book and page number.
d. The specific proposed placement of each building and all water and
sewer facilities.
e. The location of all existing and proposed monuments.
f. All easements or rights-of-way for any purpose, including written
legal descriptions, and any limitations on such easements or rights-of-way.
Easements or rights-of-way shall be specifically described on the
plans. Easements should be located in cooperation with the appropriate
public utilities, where applicable.
g. If the subdivision proposes a new street intersection with a state
legislative route, the intersection permit number(s) shall be indicated
for all such intersections.
h. A certification of ownership, acknowledgement of plan and offer of
dedication shall be affixed on the plan and shall be duly acknowledged
and signed by the owner(s) of the property and notarized.
i. All waivers being requested by the applicant, as well as all waivers
granted to the applicant by the Board of Supervisors, any conditional
use decision and order, variance or special exception, shall be clearly
stated on the first sheet, or subsequent sheets to be recorded, of
the final plan submission.
j. Certificate for approval of the plan by the Board of Supervisors
and by the Township Planning Commission shall be presented, as well
as any other certificates required by the Township.
k. The name (or number) and cartway width and lines of all existing
public streets and the name and location of all other streets within
the property, as applicable.
l. Any fees, whether required or agreed to by the developer, shall be
clearly noted on the plan.
m. The following data for the center line of the cartway and both right-of-way
lines of all recorded and proposed streets within and adjacent to
the property:
(1)
Courses and distances with length in feet and hundredths of
a foot of all straight lines and of the radius and the arc (or chord)
of all curved lines with delta angles including curved lot lines,
and bearings in degrees, minutes and seconds for all straight lines,
and chord distances and bearings.
(2)
The width in feet of the cartway, right-of-way and of the ultimate
right-of-way, and (in degrees, minutes and seconds) of the delta angle
of all curved lines, including curved lot lines.
(3)
A boundary survey and certification as to the accuracy of the
survey shall be provided for all subdivisions and/or land developments.
n. Final improvement construction plan:
(1)
Typical street cross-section drawing(s) for all proposed streets.
Cross-section drawings may be shown either on the final plan or on
the profile sheets.
(2)
Profile sheets for all proposed streets within the tract. Such
profiles shall show at least the following information, properly labeled:
(a)
Existing (natural) profile along the cartway edges or along
the center line of each street; all high and low points.
(b)
Proposed finished grade (at fifty-foot stations) of the center
line, or proposed finished grade at the top of both curbs, or proposed
finished grade at both cartway (pavement) edges.
(c)
The length of all vertical curves, including stations of beginning
and ending points; all high and low points.
(d)
Existing and proposed sanitary sewer mains and manholes.
(e)
Existing and proposed storm sewer and drainage facilities with
invert and surface elevations.
(f)
The horizontal scale of the profile plan shall be not less than
one inch equals 50 feet, and the vertical scale shall be not less
than one inch equals five feet.
(3)
Final designs of any bridges or culverts required.
o. All offers of dedication and covenants governing the reservation
and maintenance of undedicated open space shall bear the certificate
of approval of the Township Solicitor as to their legal sufficiency.
p. Such private deed restrictions, including building setback lines,
as may be imposed upon the property as a condition to sale, together
with a statement of any restrictions previously imposed which may
affect the title to the land being developed.
q. The final plan shall be accompanied by the following supplementary
documentation:
(1)
A final erosion and sedimentation control plan, prepared in
accordance with § 510 of this ordinance.
(2)
A final stormwater management plan, including a stormwater control
and BMP operations and maintenance plan, prepared in accordance with
Ordinance 2005-02, or successive ordinance.
(3)
A final landscape plan demonstrating compliance with the requirements
of § 602.8 of this ordinance.
(4)
A final open space management plan per § 409 herein
and § 617 of the Uwchlan Township Zoning Ordinance, as amended.
As required by the § 612.6 of the Uwchlan Township
Zoning Ordinance, an historic resource impact study shall be required,
at the discretion of the Board of Supervisors, when any of the following
are proposed:
A. Subdivision or land development plans which include an on-site historic
resource as identified on the Township Historic Resource Inventory.
B. Any construction, improvement, or land disturbance being undertaken
in conjunction with subdivision or land development of land within
100 feet of the exterior walls of any Class 1 historic resource or
on which historic resources are located, as identified on the Historic
Resource Inventory.
C. General bridge or road construction, or substantial repair passing
within 100 feet of the exterior walls of any Class 1 historic resource.
As required by § 617 of the Uwchlan Township Zoning
Ordinance, an open space management plan shall be prepared by the
applicant detailing the long-term management of all open space areas.