[Ord. 179, 8/8/2011, § I; Ord. 196, 8/12/2013, §§ I, III and XII; Ord. 205, 12/14/2015, § IX; Ord. 209, 12/12/2016; Ord. 211, 2/13/2017; Ord. 213, 6/12/2017; Ord. No. 228, 12/10/2018; Ord. No. 2021-251, 11/8/2021; Ord. No. 2023-260, 6/12/2023; ; Ord. No. 2026-274, 3/9/2026]
1. Complete Submission.
A. All preliminary plans submitted pursuant to this chapter shall conform to the requirements of this section. The applicant may elect to submit a minor subdivision plan as a preliminary/final plan which, when submitted, shall conform to and satisfy all of the requirements set forth in this chapter pertaining to both preliminary plans and final plans.
B. All preliminary plans, as further described in this section, together with a completed official application and signed consultant professional services agreement, available from the Township, shall be submitted, along with supporting information, to the Township at least 21 consecutive calendar days prior to a regularly scheduled meeting of the Planning Commission in order to be placed on the agenda for that meeting. The Township shall determine if the application form is completed correctly, the correct number of plans have been submitted, the Township consultant professional services agreement has been signed, all required fees have been paid, and the application is otherwise complete and, if so, shall place the application on the agenda for the next regularly scheduled meeting.
C. Plan Review and Site Visit.
(1) All preliminary plans and revisions to the plans shall be submitted to the Township for review by the Township Engineer, the Township Planner, the Township Traffic Engineer, the Historical Commission, the Parks, Recreation and Conservation Committee and the Township Solicitor (sometimes referred to in this chapter individually, as a "Consultant" and collectively, as the "Consultants") no less than 21 consecutive calendar days prior to a regularly scheduled meeting of the Planning Commission in order to be placed on the agenda for that meeting.
(2) The applicant shall arrange for a site visit with at least one but no more than two members of the Planning Commission and other Township representatives such as the Township Engineer and Planner. At the site visit, the applicant shall provide those in attendance with copies of the Site Context Map and Site Analysis Plan. If completing the site visit at the preliminary plan stage, the applicant shall also provide a plan indicating the proposed development(s) as required by §
22-304 Subsection
3. The purpose of the site visit is to familiarize Township officials with the property's existing conditions and special features, to identify potential site design issues and to provide an informal opportunity to discuss site design concepts, including the general layout of open space, if applicable, and potential locations for proposed building and street alignments. Comments made at the site visit by Township representatives, Township staff and consultants shall be considered suggestions only and nonbinding on the Township. No formal recommendations and no official decisions will be made at the site visit.
D. In all cases, the Planning Commission shall review the preliminary plan submissions and revisions to the plans before they are submitted for review by the Board of Supervisors. The Planning Commission shall receive comments from reviewing agencies and Consultants as provided in this section, correlate the comments and submit its written report to the Board of Supervisors within 63 consecutive calendar days of the date of the regular meeting of the Planning Commission next following the date the application was filed.
E. Each preliminary plan revision submitted to the Township shall be accompanied by a letter from the applicant, or applicant's agent, which shall restate and provide itemized responses to all review comments prepared by the applicable reviewing agencies and Township Consultants on the previous submission, describe the specific revisions made to the preliminary plan and/or accompanying documents to address the review comments, and identify the sheet or page number in which each revision may be found. Such letter also shall describe, in detail, any and all revisions made to the preliminary plan and/or accompanying documents since the previous submission not requested by such review comments. If one or more revisions are made to the preliminary plan and not disclosed or identified in writing by the applicant or applicant's agent, said undisclosed or unidentified revisions shall not be part of, and shall be excluded from, any resulting preliminary plan approval. In addition, any preliminary plan approval by the Board of Supervisors where the plan contains undisclosed or unidentified revisions that are noncompliant with the requirements of this chapter or any other applicable laws, statutes, ordinances, rules or regulations, shall in no way relieve the applicant of its obligation to fully comply therewith. Further, the applicant shall be required to pay all costs and expenses including, but not limited to, engineering and legal fees, incurred by the Township associated with identifying and appropriately addressing undisclosed revisions to the preliminary plan submission.
F. Copies of the application and the preliminary plan, a waiver request letter (if applicable) in the format specified in §
22-704 of this chapter and supporting information, as further described in this section, shall be supplied to the Township to permit the following distribution:
(1) Two copies each of the preliminary plan, the official Township application, a waiver request letter in the format specified in §
22-704 of this chapter, architectural elevations and all supporting information, including the Sewage Facilities Planning Module, and the required escrow and application fees to the Township.
(2) One copy each of the preliminary plan, county referral form, a waiver request letter in the format specified in §
22-704 of this chapter, all supporting information, including the Sewage Facilities Planning Module, and accompanying fee to the County Planning Commission.
(3) Two copies of the preliminary plan, two completed Sewage Facilities Planning Modules and appropriate fee to the Chester County Health Department.
(4) Five copies each of the preliminary plan, a waiver request letter in the format specified in §
22-704 of this chapter, architectural elevations and other supporting information and plans to the Township Planning Commission. The stormwater and traffic impact studies shall be submitted as an executive summary only that shall include a description of the analysis and the final design and a statement of compliance with the stormwater management standards and compliance with the traffic standards and requirements of this chapter, Grading and Excavating [Chapter
9], Streets and Sidewalks [Chapter
21], the Standard Public Improvement Specifications, and other Township ordinances, as applicable.
(5) One copy each of the preliminary plan, a waiver request letter in the format specified in §
22-704 of this chapter, architectural elevations and supporting information (including technical appendixes) and plans to the Township Engineer and, except where a minor subdivision is proposed, the Township Planner, the Township Traffic Engineer and the Township Solicitor. In the case of a minor subdivision, a copy of the preliminary plans shall be supplied to the Township Solicitor for preparation of the draft resolution described in §
22-304(2)C(4). All traffic count data shall also be provided to the Township in electronic format.
(6) One copy each of the preliminary plan, a waiver request letter in the format specified in §
22-704 of this chapter, architectural elevations and all related supporting information, including a copy of a completed Cultural Resource Notice (if required) submitted or to be submitted to the Pennsylvania Historical and Museum Commission, to the Historical Commission.
(7) One copy each of the preliminary plan, a waiver request letter in the format specified in §
22-704 of this chapter and all related supporting information, to the Parks, Recreation and Conservation Committee.
(8) One copy of the preliminary plan to any adjacent municipality or other governmental agency affected by the proposed development when requested by the Board of Supervisors or the Planning Commission.
(9) One copy of the preliminary plan reduced to a sheet size of 11 inches by 17 inches for the Township file.
(10) All preliminary plans and supporting documents submitted to the Township in paper form shall be included in pdf format on a USB memory stick and shall be submitted to the Township concurrently with the paper documents.
G. When required, revised preliminary plans shall be submitted to the Township to permit the following distribution:
(1) Two copies each of the preliminary plan and, only if revised, two copies of a waiver request letter in the format specified in§
22-704 of this chapter, architectural elevations, only if revised, and all supporting information and the Sewage Facilities Planning Module to the Township.
(2) Two copies of the preliminary plan and, only if revised, two copies of the completed Sewage Facilities Planning Module to the Chester County Health Department.
(3) One copy of the preliminary plan and, only if revised, one copy of a waiver request letter in the format specified in §
22-704 of this chapter, architectural elevations, only if revised, and all supporting information to the Township Engineer.
(4) If revised, one copy of the traffic impact study, a waiver request letter in the format specified in §
22-704 of this chapter and plan to the Township Traffic Engineer.
(5) One copy of the preliminary plan and waiver request letter in the format specified in §
22-704 of this chapter, if revised, and architectural elevations, only if revised, to the Township Planner.
(6) Five copies each of the plan and waiver request letter in the format specified in §
22-704 of this chapter, if revised, and architectural elevations, only if revised, to the Township Planning Commission.
(7) One copy of the preliminary plan and, only if revised, one copy of a waiver request letter in the format specified in §
22-704 of this chapter, architectural elevations, only if revised, and all supporting documentation to the Township Solicitor.
(8) One copy each of the preliminary plan and, only if revised, a waiver request letter, architectural elevations, only if revised, and relevant supporting information to the Historical Commission.
(9) One copy each of the preliminary plan and, only if revised, a waiver request letter and relevant supporting information to the Parks, Recreation and Conservation Committee.
(10) All revised preliminary plans and supporting documents submitted to the Township in paper form shall be included in PDF format on a USB memory stick and shall be submitted to the Township concurrently with the paper documents.
H. The applicant shall furnish additional copies of the preliminary plans, waiver request letters in the format required by §
22-704 of this chapter in supporting information at the Township's request.
I. The Township shall note the date of the receipt of the application, and any fees and escrow deposits, as determined by resolution of the Board of Supervisors. The application shall not be processed until it is complete and the required fees have been received.
J. If, subsequent to the initial preliminary plan application, waivers or additional waivers are requested by the applicant, the applicant shall be required to file a new preliminary plan application, which shall be subject to a new ninety-day review period. The fee will be waived, but the escrow shall be recharged.
2. Review. The preliminary plan shall be reviewed by the Planning Commission at the next regularly scheduled meeting and shall also be reviewed by the Township Consultants, the Chester County Planning Commission, the Chester County Conservation District, the Chester County Health Department, and such other agencies as required by this chapter or deemed appropriate by the Planning Commission. Where a minor subdivision is proposed, the preliminary plan shall be reviewed by the Township Engineer but shall not be reviewed by the other Township Consultants unless requested by the Planning Commission or the Township Engineer.
A. Official Review Period.
(1) The Township shall have 90 consecutive calendar days in which to review and take action on the preliminary plan.
(2) In accordance with Section 508 of the Pennsylvania Municipalities Planning Code, the 90 consecutive calendar day period shall commence on the date of the regularly scheduled Planning Commission meeting next following the date a complete application is submitted to the Township; provided that, if the next regular meeting of the Planning Commission shall occur more than 30 days after the application is submitted to the Township, the ninety-day period shall be measured from the 30th day following the date of submission of the application.
(3) An extension of the review period for an unlimited period of time, revocable upon 60 days' prior written notice to the Township, may be granted in writing by the applicant. An unlimited extension of time shall not preclude the Board of Supervisors from taking action to accept or reject the preliminary plan at any time it elects to do so. In the event that an applicant takes no action on a proposed preliminary plan for 12 months or more, the Township may issue a notification letter to the applicant that the Board of Supervisors will consider the preliminary plan application at its next regularly scheduled meeting.
B. Review by the Township Consultants.
(1) The review by the Township Engineer shall include an examination of the content of the plans to be certain that all information required by this chapter is presented in the plans submitted, an investigation of the plan to be certain that all other Township ordinances are complied with, and an examination of the engineering and design feasibility of the various alternatives presented for the location, alignment and grade of streets, stormwater drainage, sanitary sewers and water supply. To facilitate this review, the Township Engineer may, at his discretion, distribute copies of the plans to Township commissions and committees established by the Board of Supervisors. The Township Engineer shall confer with the Township Traffic Engineer and shall coordinate the preparation of a traffic engineering review to obtain conformity with the requirements of Subsection
3 below. The Township Engineer shall confer with the applicant to the extent necessary to obtain conformity of the plan with these regulations and to comment upon the matters subject to his review. The Township Engineer shall forward his written comments on the plan to the Township, the applicant and the applicant's consultants at least 14 consecutive calendar days prior to the next regularly scheduled meeting of the Planning Commission at which the application and preliminary plan were first placed on the agenda.
(2) The review by the Township Planner shall include an examination of the content of the plans to be certain that all information presented in the plans submitted related to the four-step design process, outdoor lighting, landscaping and buffering, building design requirements, architectural elevation requirements and their functional and aesthetic relationship to adjoining properties and uses conform to the applicable provisions of this chapter, as well as the East Coventry Township Comprehensive Plan dated 2003 or last revised, East Coventry Township Parks, Recreation, and Open Space Plan dated April 10, 2012, or last revised, Pottstown Metropolitan Regional Comprehensive Plan dated 2005 or last revised, and any other planning documents that may be adopted by the Board of Supervisors. The Township Planner shall confer with the applicant to the extent necessary to obtain conformity of the plan with these regulations and planning documents and to comment upon the matters subject to his review. The Township Planner shall forward his written comments on the plan to the Township, the applicant and the applicant's consultants at least 14 consecutive calendar days prior to the next regularly scheduled meeting of the Planning Commission at which the application and preliminary plan were first placed on the agenda.
(3) The review by the Township Traffic Engineer shall include an examination of the content of the plans to be certain that all information presented in the plans submitted related to streets, parking and loading areas, and traffic impact fees conforms to the applicable provisions of this chapter, the East Coventry Township Roadway Sufficiency Analysis and Transportation Capital Improvement Plan dated 2001, or last revised, and other transportation studies that may be adopted by the Board of Supervisors. If the applicant is required to obtain a Highway Occupancy Permit from PennDOT, then the provisions of Subsection 3I, below, also shall be applicable to the preliminary plan submission. The Township Traffic Engineer shall confer with the applicant to the extent necessary to obtain conformity of the plan with these regulations and transportation studies and to comment upon the matters subject to his review. The Township Traffic Engineer shall forward his written comments on the plan to the Township, the applicant and the applicant's consultants at least 14 consecutive calendar days prior to the next regular scheduled meeting of the Planning Commission at which the application and preliminary plan were first placed on the agenda.
(4) The review by the Township Solicitor shall include an examination of the content of the plans and supporting documents, to the extent appropriate, to determine the legal documents and agreements, and the terms and conditions to be contained therein, that should be required as a condition of plan approval to ensure compliance with applicable legal requirements and to legally protect the interests of the Township with respect to the completion of the proposed development in accordance with the plans. The Township Solicitor shall forward his written comments on the plan to the Township, the applicant and the applicant's consultants at least seven consecutive calendar days prior to the next regularly scheduled meeting of the Planning Commission at which the application and preliminary plan were first placed on the agenda.
(5) The review by the Historical Commission shall include an examination of the content of the plans, architectural elevations and supporting documentation, to the extent appropriate, including a satisfactorily completed Cultural Resource Notice, if required under applicable federal or state law, and correspondence from the Pennsylvania Historical and Museum Commission, to determine the compatibility of the development with extant historic resources and the terms and conditions that should be required as a condition of plan approval to ensure compliance with federal and state laws designed to protect and preserve historic resources. Unless waived by the Historical Commission, the applicant shall attend a dedicated meeting with the Historical Commission to review the plans and supporting documentation. The Historical Commission shall forward its written comments on the plan to the Township, the Township Engineer, Township Traffic Engineer, Township Planner, Township Solicitor, the applicant and the applicant's consultants at least 14 consecutive calendar days prior to the next regularly scheduled meeting of the Planning Commission at which the application and preliminary plan were first placed on the agenda.
(6) The review by the Parks, Recreation and Conservation Committee shall include an examination of the content of the plans to determine whether the plans are in compliance with the Township's park and recreation goals and objectives as documented in the Township's Parks, Recreation, and Open Space Plan, the Pottstown Metropolitan Regional Comprehensive Plan, and any parks and recreation plan now or hereafter adopted by the Federation of Northern Chester County Communities, as each of the same may be amended or supplemented from time to time. The Parks, Recreation and Conservation Committee shall forward its written comments on the plan to the Township, the applicant and the applicant's consultants at least 14 consecutive calendar days prior to the next regularly scheduled meeting of the Planning Commission at which the application and preliminary plan were first placed on the agenda.
C. Review by the Township Planning Commission.
(1) The Township Planning Commission shall review all plans and architectural elevations referred to it and shall consider any recommendations made by a County agency, the Township Consultants and any other persons or agencies who shall have submitted comments with respect to any such application.
(2) In its review of the preliminary plan, the Planning Commission shall examine the plan with particular emphasis on determining the suitability of the plan for the development of land and its relationship to the harmonious extension of streets and utilities, arrangement and density of housing or other uses, and compatibility of the plan with the Township Comprehensive Plan and Township Zoning Ordinance [Chapter
27]. The Planning Commission shall examine the architectural elevations of buildings and comment on whether the proposed buildings meet the building design standards, complement the existing character of the neighborhood; promote varied, but complementary architectural styles; use scale and building architectural style to promote a strong community identity and ensure that new development is compatible with existing neighborhoods and adjacent residential or commercial development. The Planning Commission also shall review waiver requests and assess the adequacy of parking, surface and storm drainage, access, landscaping and other related design standards.
(3) To facilitate its review, the Planning Commission may, at its discretion, distribute copies of the preliminary plan and/or architectural elevations to Township commissions and committees established by the Board of Supervisors.
(4) The Planning Commission shall send its written recommendations and the reasons therefor in a resolution in draft form prepared by the Township Solicitor and recommended for adoption by the Board of Supervisors, citing specific sections of the chapter relied upon, along with the written comments of the Township Engineer, the Township Planner, the Township Traffic Engineer, the Township Solicitor, the Chester County Planning Commission, and other agencies which have submitted comments, to the Board of Supervisors, with a copy mailed or delivered personally to the applicant.
D. Review by the Board of Supervisors.
(1) When the written recommendations of the Planning Commission have been sent to the Board of Supervisors, such plan shall be placed on the Board's agenda for its review at its next regularly scheduled meeting. The applicant shall submit one paper copy and one electronic copy of the full preliminary plan set and five paper-copies of the site plan and architectural elevations to the Township for review by the Board and shall attend the meeting and conduct a presentation before the Board, using graphic illustrations of the proposed development, to explain the key features of the preliminary plan, architectural elevations and the project.
(2) The Board shall, at one or more regular or special public meetings, review the plan, architectural elevations and other supporting information, and the written comments of the Planning Commission, the Township Consultants, the County Planning Commission and all other reviewing agencies, to determine conformity of the plan to the standards of this and any other applicable ordinance. The Board may specify conditions, changes, modifications, or additions to the plan which the Board deems necessary and may make a decision to grant preliminary plan approval subject to such conditions, changes, modifications, or additions, citing appropriate chapter provisions as described in Subsection 2D(4). When a plan is not approved in terms as filed, the decision of the Board shall specify the defects found in the plan and describe the requirements which have not been met and shall, in each case, cite the provision of the chapter relied upon in the decision. If the Board approves the preliminary plan, the minutes of the meeting shall reflect such approval either with or without conditions.
(3) Notwithstanding the foregoing procedure, the Board shall render a decision on all preliminary plans within the earlier of (a) 90 consecutive calendar days following the date of the regular meeting of the Planning Commission next following the date the application and preliminary plan were filed, or (b) 120 days following the date the application and preliminary plan were filed. The decision of the Board shall be in writing and shall be communicated to the applicant by mail not later than 15 consecutive calendar days following the decision or before the end of the extension period, if any, whichever shall first occur.
(4) Whenever the approval of a preliminary plan is subject to conditions, the written action of the Board as prescribed herein shall specify each condition of approval, citing relevant chapter provisions in each case, and require the applicant's written acceptance or rejection of such conditions. If the applicant's written acceptance or rejection of such conditions is not received within the earlier of (a) 30 days after written action by the Board, or (b) the expiration of the ninety-day preliminary plan review period, including any extension thereof; or if the applicant delivers written rejection of such conditions, then the approval of the Board shall be rescinded automatically and expire, which rescission and expiration shall automatically revoke any and all approvals granted based on such conditions.
(5) The Board of Supervisors may grant or deny a modification or waiver of one or more provisions of this chapter if the Board determines that the waiver or modification is appropriate in accordance with §
22-704 of this chapter. A written request for one or more modifications or waivers shall be submitted in the form of a letter addressed to the Township, citing the specific section(s) from which a modification or waiver is sought, and providing a description of (a) the extent of the modification or waiver being requested, (b) the resulting hardship to the applicant if the minimum requested relief is not granted, and (c) the alternatives being proposed. If a request for modification or waiver approval is granted by the Board, the approved modifications or waivers shall be placed on the first sheet of the applicant's plan using the form of Waiver Request Matrix provided in Appendix 22-A of this chapter. If no modifications or waivers are requested, the note "No Waivers are Requested" shall be placed on the first sheet of the applicant's plan.
(6) Additional Reviews. At its option, the Township may require that such additional Township consultants, commissions or committees review the preliminary plans and such supporting documentation as the Township deems necessary or appropriate to preserve the health, safety and welfare of the community.
3. Content. A preliminary plan shall contain the following information relating to the tract and be prepared in accordance with the following minimum standards:
A. General Content.
(1) Name, address and telephone number of the applicant, or authorized agent, and of the owner of record.
(2) Name of subdivision or land development or other identifying title.
(3) Name, address and telephone number of the registered engineer or surveyor responsible for preparing the plan. If a registered engineer, architect or landscape architect collaborated in the preparation of the plan, the name, address, telephone number and seal of such architect or landscape architect shall also appear. All preliminary plans must be accompanied by a boundary survey signed and sealed by a registered surveyor.
(4) Written and graphic scale, not greater than one inch equals 200 feet.
(5) The title: "Preliminary Plan."
(7) A location map for the purpose of locating the site to be subdivided or developed, at a scale of not less than 2,000 feet to the inch, showing the relation of the tract to adjoining property and to all streets and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed. The location map also shall delineate Exelon's Exclusion Zone (which is the 2,500-foot perimeter around the towers located at Exelon’s Limerick Generating Station) if situated within the depicted area.
(8) Ordinance information, including the applicable SALDO, zoning, stormwater management and driveway ordinances governing the plan application, identifying all pertinent ordinance section numbers, dates of enactment and latest ordinance numbers, applicable district, area, bulk and dimensional requirements, documentation for any variance, conditional use or special exception that may have been granted, and any zoning boundaries that traverse or are within 200 feet of the tract.
(9) Lot numbers, lot areas (both gross and net) in square feet and acres, indicating that portion of the lot containing limitations excluded by the lot area definition, and a statement of the number of lots and parcels. For the purpose of demonstrating how net lot area is calculated, the applicant shall utilize the template located in Appendix 22-C of this chapter.
(10) Original date of preparation and revision dates with concise descriptions of each revision.
(11) Total 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. In addition, all 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 street lines.
(12) The total tract boundary lines of the area being subdivided with accurate distances to 1/100th of a foot and bearings in degrees, minutes and seconds. These boundaries shall be balanced and closed with an error of closure not to exceed one foot in 25,000 feet; provided, however, that the boundary(s) adjoining additional unplatted land of the applicant are not required to be based upon a field survey, and may be calculated. The monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the engineer or surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments.
(13) The location of all existing and proposed monuments.
(14) The names of all owners and tax parcel numbers of adjacent lands, on both sides of all adjacent streets, the names of all proposed and existing subdivisions adjacent, and the locations and dimensions of any streets or right of way easements.
(15) The locations and dimensions of all existing streets, railroads, sewers and sewage systems, aqueducts, water mains and feeder lines, fire hydrants, gas, electric and oil transmission lines, water courses, sources of water supply, easements and other significant features within the property, or such driveways, intersections and utilities within 100 feet of any part of the property proposed to be developed or subdivided.
(16) Except where a lot line adjustment or reverse subdivision is being proposed, the locations and dimensions of all trails and significant natural features, including topography and areas of steep slope, wetlands, floodplain areas, swales, rock outcrops, vegetation and trees of eight inches DBH, or greater, as indicated from the site analysis.
(17) Except where a lot line adjustment or reverse subdivision is being proposed, the applicant shall obtain a wetlands survey performed by a firm competent to complete such surveys, prepared in accordance with Pennsylvania Department of Environmental Protection criteria and delineated according to the procedures contained in the Federal Manual for Identifying and Delineating Jurisdictional Wetlands. If no such lands exist on the tract for which the subdivision or land development is proposed, the plan must include a statement indicating so. Whenever the Township Planning Commission and/or either the Township Engineer or Township Planner have reasonable evidence that wetlands may be present or may extend beyond the boundaries shown, the Township may require a U.S. Army Corps of Engineers delineation that shall serve as final arbitration.
(18) Any proposed improvements requiring a permit from the U.S. Army Corps of Engineers or the Pennsylvania Department of Environmental Protection shall be so indicated.
(19) Except where a minor subdivision is being proposed as defined in §
22-301, Subsection 3A, where individual on lot sewage disposal systems are proposed, percolation test pits shall be performed according to §
22-421, Subsection
13, as prescribed herein, and the exact locations of the test pits, probes and percolation holes for primary and replacement fields, if required by the Chester County Health Department, shall be indicated on the plan.
(20) In the case where an individual or community well is proposed to serve the subdivision or land development, the proposed location of the well and the one-hundred-foot radius separation distance shall be indicated on the plan.
(21) The locations and widths of any streets or other public ways or area shown upon an adopted local plan, if such plan exists for the area to be subdivided or developed.
(22) The locations of all existing structures on the tract and the distance thereof from lot lines, and the locations and dimensions of all historic resources, where known.
(23) Except where a lot line adjustment or reverse subdivision is being proposed, topography, the contour lines of which shall be two-foot intervals. Actual field surveying or aerial photo interpretation shall be required when public improvements are proposed. For a lot line adjustment or reverse subdivision, topography may be provided using U.S.G.S. or Chester County GIS data.
(24) Location and elevation of the datum to which contour elevations refer; the datum utilized shall be NGVD datum.
(25) Certification as to the accuracy of the plan and details of such plans shall be prepared in accordance with Act 367, known as the Professional Engineers Registration Law.
(26) A statement of consistency with the East Coventry Township Comprehensive Plan dated 2003 or last revised, the East Coventry Township Parks, Recreation, and Open Space Plan dated April 10, 2012, or last revised, and the Pottstown Metropolitan Regional Comprehensive Plan dated 2005 or last revised.
(27) In the event that any of the physical features required by this Subsection 3A to be shown on the preliminary plan, or required to be reflected in the accompanying data described in §
22-306, do not exist within the project area and, as a result, cannot be shown on the preliminary plan or the supplementary plans identified in §
22-306, a note shall be placed on the first page of the preliminary plan stating: "The following features do not exist within the project area and within the required distances from all property boundaries: "This note shall list each feature by name and chapter section.
(28) The locations, center-line right-of-way, limits of easements and dimensions of all transmission pipelines on the tract and: on any abutting property, or within any applicable setback area as described in §
22-431, Subsection 2A, of this chapter, or within any PIR area as defined in §
22-431, Subsection 2A(2), of this chapter, whichever distance is the greatest.
B. Drafting Standards.
(1) The plan shall be drawn on a scale of no greater than one inch equals 50 feet unless the average size of the proposed lots is in excess of 10 acres, in which case, a scale of one inch equals 100 feet may be used.
(2) Dimensions shall be set in feet, bearing in degrees, minutes and seconds, with errors of closure not to exceed one part per 25,000.
(3) Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(4) The plan shall bear an adequate legend to indicate clearly which features exist and which are proposed.
(5) The original drawing, and all submitted prints thereof, shall be made on sheets of 24 inches by 36 inches.
(6) If the preliminary plan requires more than one sheet, a master sheet at a scale not smaller than one inch equals 400 feet showing the location of each section shall accompany the plan.
(7) If more than one scale is used in the plan, a key must be provided that indicates the difference in scale.
(8) All notations on the plan must be readable with a minimum font size of 0.07 inches in height. Illegible notations will be considered incomplete data on the plan.
C. Site Context Map. A map showing the location of the proposed subdivision or land development within its neighborhood context shall be submitted. For sites under 100 acres in area, such maps shall be prepared at a scale not less than one inch equals 200 feet and shall show the relationship of the subject site to natural and man-made features existing within 1,000 feet of the site. For sites of 100 acres or more in area, the scale shall be one inch equals 400 feet and shall show the above relationships within 2,000 feet of the site. The features that shall be shown on the site context maps shall include topography (from U.S.G.S. maps), stream valleys, wetland complexes (from maps published by the U.S. Fish and Wildlife Service or the U.S.D.A. Natural Resources Conservation Service), woodlands over 1/2 acre in area (from aerial photographs), ridge lines, public roads and trails, utility easements and rights of way, historic resources, public land and land protected by conservation easements and hedgerows.
D. Preliminary Resource Impact and Conservation Plan.
(1) Except where a minor subdivision is proposed, a Preliminary Resource Impact and Conservation Plan shall be prepared to categorize the impacts of the proposed subdivision and land development on those resources identified in the site analysis (as required under Subsection 3H. All proposed improvements, including, but not limited to grading, fill, streets, buildings, utilities and stormwater detention and retention facilities, as proposed in the other preliminary plan documents, shall be taken into account in preparing the Preliminary Resource Impact and Conservation Plan.
(2) Using the information from the site analysis, impact areas shall be mapped according to the following categories: a) primary impact areas (i.e., areas directly impacted by the proposed subdivision), b) secondary impact areas, (i.e., areas in proximity to primary areas that may be impacted by the proposed subdivision), and c) designated protected areas, either to be included in proposed greenway land or an equivalent designation such as dedication of a neighborhood park site.
(3) All or any part of the Preliminary Resource Impact and Conservation Plan may be waived by the Planning Commission if, in its judgment, the proposed development areas would be likely to cause no more than an insignificant impact upon the site's resources.
E. The preliminary plan shall be prepared in accordance with Subsection 3A and also shall include, at a minimum, the following:
(1) Location and width of all existing and proposed streets and rights of way with a statement of any conditions governing their use, including distance to the nearest intersection.
(2) Existing and proposed street and utility easement locations, with dimensions.
(3) All proposed lot lines with dimensions and lot areas, both gross and net, indicating those limitations excluded from the net lot area in accordance with the Township Zoning Ordinance [Chapter
27].
(4) All land used for utilities shall be on conforming lots, or on an easement on a conforming lot, and be eligible to be utilized as a legal conforming use.
(5) All proposed building (setback) and yard line requirements for each lot, the proposed placement of each building and the proposed location of on-site water and sewer facilities.
(6) The first floor elevation of all structures, such first floor elevation to be a minimum of one foot above the elevation of the final grade.
(7) A statement of the intended use of all nonresidential lots. If a deed restriction is required as described in §
22-301, Subsection 3A(1)(e), a statement to such effect shall be included. A statement of restrictions of any type which exist as covenants in the deed(s) for all lots contained wholly or in part in the subdivision and, if covenants are recorded, including the deed book and page number. The applicant shall provide to the Township copies of all instruments containing such covenants or restrictions for review by the Township Solicitor.
(8) Lot numbers and a statement of the total number of lots and parcels.
(9) Location, size, material used, invert elevation, proposed connection to existing facilities, and percent of grade of all sanitary and storm sewers, including all manholes, inlets and culverts.
(10) Location and dimensions of proposed parks, playgrounds, trails and other open space areas to be dedicated or reserved for public use, with any conditions governing such use, ownership and maintenance.
(11) Limit of disturbance line.
(12) Typical street cross sections for all proposed streets including details relating to thickness, crowning and construction materials.
(13) If the land to be subdivided lies partially in or abuts another municipality, the applicant shall submit information concerning the location and conceptual design of streets, layout and size of lots and provisions of public improvements on land subject to his control within the adjoining municipality(s). The design of public improvements shall provide for a smooth, practical transition where specifications vary between East Coventry Township and the adjoining municipality(s). Evidence of approval of this information by appropriate officials of the adjoining municipality(s) shall also be submitted.
(14) Where the applicant proposes to install the improvements in phases, he shall submit with the preliminary plan, pursuant to § 508(4)(v) of the Municipalities Planning Code, as amended, a delineation of the proposed sections and a schedule of the deadlines within which applications for final approval of each section are to be filed.
(15) The location of proposed trees and shrubs, plus locations of existing vegetation to be retained per the landscape plan.
(16) The location and dimensions of all emergency access drives, fire lane easements and other easements and rights-of-way, the dimensions of which shall be not less than 20 feet in width and shall otherwise satisfy the requirements of this chapter, §
27-1305, Subsection 1K, of the Zoning Ordinance [Chapter
27] and the applicable provisions of the Standard Public Improvement Specifications.
(17) Driveways shall comply with the Standard Public Improvement Specifications. All driveway profiles to demonstrate compliance with the slope, cartway connection and drainage requirements of the Township Driveway Ordinance [Chapter
21]. Dimensions between the driveway and property lines, and between structures and the driveway, where appropriate, shall also be provided.
(18) A notation on the plan that the developer and the Township reserve the right to enter upon each lot from time to time and until the expiration of the statutory maintenance period following dedication of public improvements to the Township, in accordance with § 509 of the Municipalities Planning Code, whether prior to or after conveyance of the lot to a purchaser, for purposes of the completion, modification and/or repair of any required improvements on said lot, as shown on the approved final plan including, but not limited to, landscaping, grading, stormwater management, sanitary sewer, and other facilities and improvements, as deemed necessary by the developer and/or the Township Engineer.
(19) Where a subdivision or land development for a multi-unit development is being proposed, one or more refuse and recycling storage areas for the development, which shall be placed out of sight of and/or screened from view from the street level.
F. Except where a minor subdivision is proposed, the preliminary plan shall be accompanied by the following supplementary data:
(1) A Comprehensive Stormwater Management Plan prepared in accordance with Chapter
9, Grading and Excavating, Part
1, Stormwater Management, of the East Coventry Township Code of Ordinances. An executive summary also shall be provided that satisfies the requirements of Subsection 1F(4) of this section.
(2) A Preliminary Landscaping, Screening and Buffering Plan prepared in accordance with §
22-428 of this chapter.
(3) A preliminary conservation plan in accordance with §
22-306, Subsection
1. The preliminary conservation plan shall be accompanied by a proposed open space management plan, if applicable, which shall address the requirements of §
22-305, Subsection
3.B(2)(e) and Appendix 22-D. General descriptions of natural features (e.g., oak-hickory forest or wet meadow) and the proposed use and general treatment of all greenway lands (e.g., restored woodlands, passive trails and riparian corridors) shall be identified on the preliminary plans. If a Preliminary Resource Impact and Conservation Plan is not being provided, the foregoing information may be combined with the Site Analysis Plan required by §
22-304, Subsection
3.H, or other similar plan.
(4) A Preliminary Construction Improvements Plan in accordance with §
22-306, Subsection
2.
(5) All impact studies as required by §
22-306, Subsection
3.
G. Four-Step Design Process. Except where a minor subdivision is being proposed, all preliminary plans for residential development shall include documentation of the following four-step design process in determining the layout of proposed conservation areas, house sites, streets and lot lines:
(1) Step 1: Delineation of Conservation Areas and Stormwater and Wastewater Management Areas. Using the Site Analysis Plan as a base map, primary conservation areas shall be delineated comprising floodplains, wetlands and slopes in excess of 25%. In delineating secondary conservation areas, the applicant shall prioritize natural and historic resources on the site in terms of their highest to least suitability for inclusion in the plan, in consultation with the Planning Commission and utilizing the following list of resources to be conserved: mature woodlands, open space areas, trails and trail corridors, river and stream corridors, prime farmland, specimen trees, hedgerows, trees and tree groups, wildlife habitats, environmentally sensitive areas, historic resources and scenic viewsheds. On the basis of those priorities and practical considerations given to the site's configuration, its context in relation to resource areas on adjoining and neighboring properties, and the applicant's subdivision objectives. The boundaries as well as the types of resources included within the secondary conservation areas shall be clearly indicated. Locations for stormwater management, and if applicable, wastewater management facilities shall be identified. Such facilities should use the natural capacity and features of the site to manage stormwater and wastewater generated by the development wherever possible.
(2) Step 2: Location of House Sites. Potential house sites shall be tentatively located using the proposed greenway land as a base map as well as other relevant data from the site analysis, such as topography and soils. House sites shall be located not closer than 50 feet from primary conservation areas and 25 feet from secondary conservation areas, taking into consideration the potential negative impacts of residential development on such areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences.
(3) Step 3: Alignment of Streets and Trails. Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in Part
4 herein and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed conservation areas shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes in excess of 15%. Street connections shall be encouraged to generally minimize the number of new cul-de-sacs to be maintained by East Coventry Township and to facilitate access to and from homes on different parts of the site and adjoining parcels. A trail network shall be shown, providing access to the greenway land and other conservation areas. Potential trail connections to adjacent parcels shall also be shown in areas where a county or Township trail network exists or is envisioned in an adopted plan.
(4) Step 4: Drawing in the Lot Lines. Upon completion of the preceding three steps, lot lines are drawn as required to delineate the boundaries of individual residential lots.
(5) Applicants shall submit four separate sketch maps or one composite map, at the option of the Planning Commission, indicating the findings of each step of the design process.
H. Site Analysis. For all land developments or subdivisions (except where a lot line adjustment or reverse subdivision is proposed, or a subdivision in which all proposed residential lots are more than 10 acres in area), a site analysis shall be prepared to provide the applicant and the Township with a comprehensive analysis of existing conditions, both on the proposed development site and within 500 feet of the site. Conditions beyond the site boundaries may be described on the basis of existing published data available from the Township, other governmental agencies, and from aerial photographs. The map shall conform to the drafting standards of Subsection 3B of this chapter and shall provide the following information:
(1) Topography, the contour lines of which shall be two-foot intervals. Ten-foot contour intervals (from U.S.G.S. maps) are permissible to show the topography beyond the site boundaries. Slopes between 15% and 25% and those exceeding 25% shall be clearly indicated. Topography shall be prepared by a professional land surveyor or professional engineer from an actual field survey of the site or from stereoscopic aerial photography and shall be coordinated with official U.S.G.S. benchmarks.
(2) The location and delineation of watercourses and natural drainage courses, as well as the floodplain areas, riparian buffers and wetlands as defined in the Zoning Ordinance [Chapter
27]. Additional areas of wetlands on the proposed development site shall also be indicated, as evident from testing, visual inspection or from the presence of wetland vegetation and soils.
(3) Alluvial soils, wherever they extend beyond the limits of the floodplain areas.
(4) Drainage basins and sub-basins.
(5) Vegetative cover conditions on the site according to general cover type indicating cultivated land, permanent grassland, old-field, hedgerow, woodland and wetland, individual trees with a DBH in excess of eight inches and the actual canopy line of existing trees and woodlands. Vegetative types shall be described in terms of plant community, relative age and condition.
(6) High groundwater areas as identified by the location of soils with seasonal or perennial high water tables mapped in the U.S. Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey located at http://websoilsurvey.nrcs.usda.gov/app.
(7) Soil series, types and phases, as mapped in the U.S. Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey located at http://websoilsurvey.nrcs.usda.gov/app and accompanying data for each soil relating to its suitability for construction (and in non-publicly sewered areas, for septic suitability).
(8) Ridgelines and watershed boundaries.
(9) Viewsheds as delineated in the "East Coventry Township Parks, Recreation, and Open Space Plan."
(10) Geologic formations and fault zones on the site shall be identified, based upon available published information or more detailed data obtained by the applicant.
(11) The location and dimensions of all existing streets, roads, buildings, utilities and other man-made improvements.
(12) The location of all historic resources on all adjoining tracts.
(13) The location of all trails that have been in public use (pedestrian, equestrian, bicycle, etc.).
(14) All easements and other encumbrances on the site that are or have been filed of record with the Recorder of Deeds of Chester County.
(15) All exceptional value streams and their tributaries.
(16) The location and dimensions of all gas, electric and petroleum product transmission or similar utility rights-of-way on owner lands.
(17) In the event that any of the physical features required by this Subsection 3H to be shown on the preliminary plan do not exist, a note shall be placed on the first page of the preliminary plan stating: "The following features do not exist within the project area:" This note shall list each feature by name and chapter section.
I. Highway Occupancy Permit.
(1) If the proposed land development requires a PennDOT highway occupancy permit, the applicant shall initiate the permit process simultaneously with the preliminary plan submission in accordance with the latest highway occupancy permit procedures established by PennDOT. The applicant shall include the Township Traffic Engineer in any and all meetings, including, without limitation, the scoping meeting, and all correspondence or discussions regarding the permitting process. In addition, any documentation submitted as part of the highway occupancy permit process shall be simultaneously submitted to the Township for review by the Township and the Township Traffic Engineer.
(2) The PennDOT scoping meeting for the traffic impact study shall be scheduled to coincide with the submission of the preliminary plan application. The scoping meeting will provide for discussion of the project, transportation related issues and potential traffic impacts, and set the scope of the traffic impact study for review by the Township and PennDOT.
J. Building Design Standards.
(1) Architectural elevations of buildings containing the following information shall be provided.
(a) Architectural elevations and drawings shall be presented in color and illustrated to scale on 11" x 17" paper and in digital formats acceptable to East Coventry Township.
(b) Architectural elevations shall depict the front, side and rear elevations (schematic architectural drawings) of all proposed residential dwellings and commercial principal buildings. All residential dwelling styles for a particular community must be depicted.
(c) Colors presented on architectural elevations shall be substantially similar to the actual colors used during construction.
(d) Building materials presented on architectural elevations shall be substantially similar to the actual building materials during construction.
(e) Photos of existing homes and buildings taken from public rights-of-way within 150 feet of the development shall be included to depict the existing character of the neighborhood.
(2) Residential Dwelling Design Standards.
(a) All residential dwelling types shall be designed and presented to utilize multiple types of building materials on the front facade of the dwelling.
(b) Whenever practical, all residential dwelling types shall have a primary entrance in the front facade, incorporate covered porches at the front entrance, offset projections such as bay or box windows, pitched gabled, hip and mansard style roofs, dormers and carriage style garage doors and windows.
4. Architectural elevations of buildings containing the following information shall be provided.
A. Architectural elevations and drawings shall be presented in color and illustrated to scale on 11" x 17" paper and in digital formats acceptable to East Coventry Township.
B. Architectural elevations shall depict the front, side and rear elevations (schematic architectural drawings) of all proposed residential dwellings and commercial principal buildings. All residential dwelling styles for a particular community must be depicted.
C. Colors presented on architectural elevations shall be substantially similar to the actual colors used during construction.
D. Building materials presented on architectural elevations shall be substantially similar to the actual building materials during construction.
E. Photos of existing homes and buildings taken from public rights of way within 150 feet of the development shall be included to depict the existing character of the neighborhood.
5. Residential Dwelling Design Standards.
A. All residential dwelling types shall be designed and presented to utilize multiple types of building materials on the front façade of the dwelling.
B. Whenever practical, all residential dwelling types shall have a primary entrance in the front façade, incorporate covered porches at the front entrance, offset projections such as bay or box windows, pitched gabled, hip and mansard style roofs, dormers and carriage style garage doors and windows.