[Ord. 76, 9/8/1982, § 500]
1.
The sketch plan may be submitted by the applicant as a basis for
informal discussion with the Planning Commission and Board as to the
intended use and arrangement of a proposed subdivision or land development.
The sketch plan shall be clearly and legibly drawn:
A.
Scale. A scale of either 50 or 100 feet to an inch is recommended
to facilitate preliminary and final plan preparation. In the event
that the tract contains more than 100 acres, it is recommended that
the sketch plan be drawn to a scale no less than 200 feet per inch.
B.
Data. The sketch plan shall be at the discretion of the applicant.
It is recommended that the information in Subsection 1C be included
to assist in plan discussions and classification.
C.
Recommended Sketch Plan Items.
(1)
Contents of Plan Drawings Data. Sketch plan should include a
location map at a scale not smaller than 1,000 feet to the inch, and
a sketch plan legibly drawn to a scale not smaller than 200 feet to
the inch. The sketch plan should contain at least the following data:
(a)
Name and address of record.
(b)
Name of developer if different from owner.
(c)
Name of the registered engineer, surveyor, architect, or landscape
architect responsible for the sketch plan.
(d)
North arrow, graphic scale, and date of drawing.
(e)
Approximate tract boundaries and a statement of the total acreage
of the tract.
(f)
Significant physical features within the tract and the adjacent
four-hundred-foot peripheral strip, including interpolated existing
five-foot contours; watercourses, ponds, lakes, and wetlands, and
proposed major changes in these features.
(g)
Zoning district(s).
(h)
All contemplated land uses.
(i)
An indicator of the contemplated intensity of use: gross density
in residential developments or the number and nature of prospective
tenants in office, commercial, or industrial developments.
(j)
Approximate locations of existing buildings that may affect
future development and proposed locations of all principal structures
and parking area.
(k)
Proposed streets, by type, and their relationships to the existing
network outside the site.
(l)
Existing rights-of-way and easements which may affect future
development and the substance of similar proposed restrictions.
(m)
A statement of the proposed method of stormwater management.
(n)
A statement of the proposed method of water supply and sewage
disposal with accompanying sketch of facilities, if applicable, and
if the sewage method is or is not consistent with the East Fallowfield
Township 537 Sewage Facilities Plan and whether or not an amendment
to the 537 Plan is requested.
(2)
Staged Development. In the case of plans which call for development
in stages, a map at scale not smaller than 200 feet to the inch showing
the successive phases of development should also be provided to the
Planning Commission by the applicant.
[Ord. 76, 9/8/1982, § 501]
1.
The following materials shall be submitted for consideration as the
preliminary plan for subdivision or land development. Additional materials
that may be useful can be found in supporting information for the
East Fallowfield Township Subdivision and Land Development Ordinance
available at the Township building:
A.
Scale. The preliminary plan shall be at a scale of 50 or 100 feet
to the inch. In the event that the tract contains more than 100 acres,
a key plan shall be included at a scale of 200 feet to the inch.
B.
Data. The preliminary plan shall include the following information
as a minimum:
(1)
Title block, including:
(a)
Name of the proposed subdivision or land development or other
identifying title.
(b)
Name of the municipality in which the tract is located.
(c)
Date of which the plan was prepared including all revisions
and a description of each.
(d)
Name, address, license number, and seal of the registered engineer,
surveyor, landscape architect, or land planner who certified the plan.
(e)
Statement identifying the plan to be a preliminary plan.
(f)
Scale of the plan.
(2)
A location map drawn at a scale of less than 800 feet to the
inch, showing the relationship of the tract to surrounding properties,
roads, and water courses, existing within 1,000 feet of any part of
the property proposed to be subdivided or developed.
(3)
Tract boundaries as per the legal description within the deed,
including metes and bounds for each property line.
(4)
Approximate metes and bounds for the proposed subdivision lines.
(5)
Area of the total tract and the area of each proposed lot with
total number of lots or dwelling units, density in units per acre,
and proposed use of land.
(6)
All existing buildings and facilities within the tract including
sewer and water systems.
(7)
The location and, where applicable, the dimensions of the existing
easements, right-of-way, public lands, utility lines, and floodplain
boundary.
(8)
All existing streets on or immediately adjacent to the tract,
including name, legislative route or Township designation, right-of-way
width, and cartway width.
(9)
Location, right-of-way width, cartway width, and names of all
proposed streets within a subdivision or land development.
(10)
Parcels of land to be dedicated or reserved for private use.
(11)
A preliminary land development plan shall show proposed building
locations, parking lots, provisions for access and traffic control,
locations of loading docks and provisions for the landscaping and
lighting of the site.
(12)
Existing Township zoning regulations applicable to the tract
including district designation, lot area, and dimension requirements.
Zoning boundaries that traverse or are within 300 feet of the tract.
This includes Flood Hazard and Steep Slope Conservation Districts.
(13)
Names of owners of all properties and names of subdivisions
adjacent to the tract.
(14)
North arrow.
(15)
An approvals block for signatures. (See Appendix 22-F-3).
(16)
Notarized signature of the landowners awareness of the proposed
subdivision or land development.
(17)
The name and address of the landowner.
(18)
The name and address of the applicant/equitable owner.
(19)
Average lot size, as a note on the plan, to include minimum
and maximum lot sizes.
(20)
Proposed method of water supply and sewage disposal, as a note
on the plan and a statement as to whether the proposed method of sewage
disposal is or is not consistent with the East Fallowfield 537 Sewage
Facilities Plan.
(21)
Where centralized water service either on-site or off-site is
proposed, the preliminary design of water distribution facilities
including the size and location of water mains, fire hydrants, storage
tanks, and where appropriate, wells or other water sources.
(22)
Where on-site water service is proposed, documentation as to
an adequate supply should be indicated.
(23)
Where off-site sewer service is proposed, the preliminary design
of sewage systems including, but not limited to, the location and
grade of sewers, pumping stations, force mains, and where applicable,
sewage treatment facilities, showing the type and degree of treatment
intended and the size, capacity, and location of treatment facilities.
(24)
Where on-site sewage disposal systems are proposed, the applicant shall submit a statement with regard to the suitability of the soil to absorb sewage wastes. Soil test sites and the approximate location of the system should be indicated. (See § 22-620, Subsection 3, for land development module requirements and supporting information for the East Fallowfield Subdivision and Land Development Ordinance.)
(25)
If land to be subdivided lies partly in an adjacent municipality,
the applicant shall submit information concerning the location and
design of streets, layout and size of lots, and provisions of public
utilities on land subject to his control within the adjacent municipality,
The design of public improvements shall provide for a smooth, practical
transition where specifications vary between municipalities. Evidence
of approval of this information by the appropriate officials of the
adjacent municipality shall also be submitted.
(26)
A statement describing proposed public improvements, including
streets, curbs, and stormwater inlets; a typical cross-sectional diagram
of proposed street construction, and means of water supply and sewage
disposal to be provided.
(27)
A statement or certificate by the applicant indicating that
the plans are or are not in conformance with engineering, zoning,
building, sanitation, and other applicable Township ordinances and
regulations, and if they are not so conforming, the reasons for requesting
an exception.
(28)
A letter from the postmaster of the area in which the subdivision
or land development is located stating that the proposed street names
are acceptable.
(29)
When connection to public water and/or public sewer facilities
is proposed, assurance of the availability of such service must be
presented. This assurance shall be in written statement signed by
a responsible officer of the company or authority concerned, indicating
their ability and willingness to make such service available. (See
Appendix 22-F.)
(30)
A tentative timetable for the proposed sequence of development
for the subdivision or land development in writing, indicating the
order in which activities will occur.
(31)
Applicants are strongly encouraged to consult with PennDOT officials
where a proposed development may require access to state roads. (See
supporting information for the East Fallowfield Subdivision and Land
Development Ordinance.)
(32)
Where the preliminary plan covers only part of the applicant's
entire holdings, an additional plan shall be submitted showing the
remainder and the proposed division.
C.
Supporting Data. The preliminary plan shall be accompanied by the
following supplementary materials:
[Ord. 76, 9/8/1982, § 502;
as amended by Ord. 2010-01, 3/23/2010]
1.
Final plans for the subdivision of land and land development shall
conform in all important details with preliminary plans as reviewed
by the Board, including any conditions specified as a result of preliminary
plans. The following shall be submitted by the applicant:
A.
Scale and Size.
(1)
The subdivision or land development plans submitted for review
for final approval shall be clear and legible black or blue on white
prints of the drawings. Upon completion of review, and for signature
by the Board, clear reproducible prints of all plans shall be submitted.
Space shall be provided for signature by the Board on the face of
the plans.
(2)
Final plans shall be on sheets not larger than 34 inches by
44 inches overall. It is recommended that as far as practicable, final
plan sheets be held to the following overall sizes: 17 inches by 22
inches, 22 inches by 34 inches, 34 inches by 44 inches. Where necessary
to avoid sheets larger than the maximum size prescribed above, final
plans shall be drawn in two or more sections, accompanied by a key
diagram showing relative location of the sections. The scale shall
not be less than 100 feet to the inch. All dimensions shall be shown
in feet and hundredths of a foot.
B.
Data. The final plan shall include the following information as a
minimum:
(1)
Title block, including:
(a)
Name of the proposed subdivision or land development or other
identifying title.
(b)
Name of the municipality in which the tract is located.
(c)
Date of which the plan was prepared including all revisions
and a description of each.
(d)
Name, address, license number, and seal of the registered engineer,
surveyor, landscape architect, or land planner who certified the plan.
(e)
Statement identifying the plan to be a final plan.
(f)
Scale of the plan.
(g)
Name and address of the owner and subdivider.
(2)
A location map drawn at a scale of less then 800 feet to the
inch, showing the relationship of the tract to surrounding properties,
roads, and water courses.
(3)
All existing streets on or adjacent to the tract including name,
legislative route or Township number, right-of-way width, and cartway
width.
(4)
The location and, where applicable, the dimensions of all existing
easements, rights-of-way, public lands, monuments, and other features.
(5)
All existing buildings, towers, sewers, water mains, culverts,
petroleum products or gas mains, fire hydrants and other significant
man-made facilities on the tract.
(6)
The zoning applicable to the tract being subdivided along with
all zoning boundaries, if any, that traverse or are within 300 feet
of the tract. This includes Flood Hazard and Steep Slope Conservation
Districts.
(7)
The name of owners of all abutting unplotted land and the names
of all abutting subdivisions or developments.
(8)
Exact metes and bounds for all proposed subdivision lines to
the nearest hundredth of a foot.
(9)
Exact lot areas to the nearest hundredth of an acre.
(10)
Approximate distance to the intersection of the center lines
of the nearest established street intersection.
(11)
Complete curve data for all street center lines and street right-of-way
line curves proposed on a plan, including radius, tangent, arc and
chord.
(12)
Required sight triangle areas at all proposed intersections.
(13)
The plan for lots within a subdivision shall show the proposed
house locations, and house numbers, and all streets shall be named.
House numbers shall be assigned throughout the Township by the Postmaster.
(14)
The proposed building setback line for each street and the side
and rear yard setbacks for each lot.
(15)
Where off-site sewer service is to be provided, the final design
of all facilities including, but not limited to, sewer mains, manholes,
pumping stations, and sewage treatment facilities.
(16)
Where off-site water service or central water supply is to be
provided, the final design including location and size of all water
service facilities within the subdivision shall be shown including
wells, storage tanks, pumps, mains, valves, and hydrants.
(17)
Where applicable, the plan shall contain a statement that the
placement of fire hydrants and the components of the system have been
reviewed by the Fire Marshal and that both are compatible with the
fire-fighting methods and equipment utilized by the local fire company.
(18)
Location of permanent reference monuments.
(19)
A final land development plan shall show proposed building locations, location and size of parking lot, provisions for access and traffic control, locations of loading docks, and provisions for landscaping and lighting of site. The plan shall be in conformance with the requirements of the East Fallowfield Township Zoning Ordinance [Chapter 27]. Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, the final plan shall be submitted showing the proposed division of property including easements for access to all parcels not fronting on public roads.
(20)
Final plans shall show sufficient information so that conformity
to zoning and subdivision design standards is demonstrated.
(21)
If required, a plan for location and type of street lights to
be installed.
(22)
Certification by the engineer, land surveyor, landscape architect,
or land planner who prepared the plan, that the plans are correct
and in conformity with zoning, building, sanitation, and other applicable
township ordinances and regulations. In any instance where such plans
do not conform, evidence shall be presented that an exception has
been officially authorized.
(23)
A certification of ownership and acknowledgment of the plan,
which shall be lettered on the plan, and shall be duly signed by the
owner(s) of the property and notarized.
(24)
A statement, duly acknowledged before an officer authorized
to take acknowledgment 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 land owner, that they
are the owner of the property shown on the survey and plan, and that
he desires the same to be recorded as such.
(25)
Certificate of dedication of streets and other public property.
(26)
Certificate for approval by the Board of Supervisors.
(27)
Certificate to accommodate the recording information.
(28)
Note to be placed on final plan indicating any area that is
not offered for dedication and that the Township is not responsible
for construction or maintenance of any area not dedicated for public
use.
C.
Supporting Data. The final plan shall be accompanied by the following
supplementary materials:
(3)
An application.
(4)
Restrictions, as required by the Board 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)
Covenants, as required by the Board 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)
A grading plan, in the case of land developments, showing existing
grades and proposed finished grades on the site.
(7)
An approved application for erosion and sediment control, where
applicable, by the Regional Office of the Pennsylvania Department
of Environmental Protection for a permit to allow any earthmoving
activity.
(8)
All other certificates of approval by proper authorities as
required by the Board of Supervisors.
(9)
The final plan shall be accompanied by a check or money order
drawn to East Fallowfield Township in the amount as specified on the
fees schedule, as amended and adopted by resolution of the Board of
Supervisors.
(10)
A planting plan, in the case of land developments, showing the
location, size, and type of all planting material to be installed
on the site.
[Ord. 76, 9/8/1982, § 503;
as amended by Ord. 2010-01, 3/23/2010]
2.
Application of Tentative Approval. The application for tentative approval shall include documentation illustrating compliance with all of the regulations for planned residential development set forth in the East Fallowfield Zoning Ordinance [Chapter 27], in addition to all applicable design standards set forth in Part 6 of this chapter. The application for tentative approval shall conform in all important details with preliminary plan requirements (§ 22-502); in addition, but not limited, to the following:
A.
A site plan at a scale of one inch equal to 50 feet showing proposed
use areas, common open space, and location of buildings and improvements
to be installed. The following shall be shown on the site plan:
(1)
The total number of residential units proposed, with unit subtotals
for each residential housing type.
(2)
The commercial facilities (if any) with proposed use and total
square footage.
(3)
The location, function, size, ownership, and manner of maintenance
of common open space areas, indicating the nature of the facilities
or structures therein and proposed uses thereof.
B.
A conservation plan as stipulated in § 22-505 of this chapter. The plan shall be accompanied by a narrative documenting the feasibility of the proposals for control of stormwater, erosion, and sedimentation, and for the sanitary sewage treatment method and system with a statement concerning the compatibility with the East Fallowfield Township 537 Sewage Facilities Plan.
C.
The substance of covenants, grants of easements or other restrictions
to be imposed upon the use of land, buildings and structures, including
proposed grants and/or easements for public utilities.
D.
A site plan and narrative illustrating phasing, including a time
schedule for all on-site and off-site improvements which shall be
made and the proposed times within which applications for final approval
of all sections of the planned residential development are intended
to be filed. The schedule must be updated annually on the anniversary
of its approval until the development is completed and accepted.
3.
Application for Final Approval. The application for final approval may be for all the land included in the tentative application or, to the extent set forth in the tentative approval, for a section thereof. The application for final approval shall include documentation illustrating compliance with all of the regulations for planned residential development set forth in the East Fallowfield Zoning Ordinance [Chapter 27], in addition to the applicable design standards set forth in Part 6 of this chapter. The application for final approval shall conform in all important details with tentative applications and plans as reviewed by the Board, including any conditions specified as a result of tentative application review and inclusive of requirements of § 22-503. In addition, but not limited to, the following:
C.
A site plan at a scale of one inch equal to 50 feet showing common
open space, and location of buildings and improvements to be installed.
In addition to the requirements of Subsection 2A, the site plan shall
show the following:
(1)
The total tract boundary lines of the area being developed,
with accurate distances to hundredths of a foot and bearings to quarter
of a minute. Boundaries shall be determined by an accurate field survey
and shall show the location of all boundary line monuments.
(2)
The exact location of all buildings, roads, parking areas, sidewalks
or pathways, descriptions of the use of all structures, dimensions
(including height) of all buildings and other structures, road rights-of-way
and cartway widths, and proposed structures and facilities for control
of stormwater runoff and sanitary sewage disposal.
(3)
Lot lines with exact dimensions for all residential units for
which individual ownership is proposed, together with proposed building
setback lines for each lot and the proposed placement of each building.
(4)
Clear sight triangles for all street intersections.
(5)
Accurate dimensions of common open space areas and, where structures
are to be situated therein, the exact location and dimensions of all
such structures.
(6)
Proposed names of all streets.
(7)
Water supply and distribution plans, including the location
of all water lines and fire hydrants.
D.
Approvals by the Pennsylvania Department of Environmental Protection
for water supply and sanitary sewage disposal systems.
E.
Architectural drawings illustrating exterior and interior designs
of typical residential buildings of each type and of each nonresidential
structure to be constructed are recommended.
F.
Final drafts of all offers of dedication, covenants, easements, deed restrictions, and maintenance agreements to be imposed upon the use of land, buildings and structures, and pertaining to the ownership, use, and maintenance of all common open space areas and any other common facilities, as set forth in § 22-629, Subsection 4, and including proposed grades and/or easements for such utilities.
G.
Landscaping plan and schedule, prepared by a registered landscape
architect.
[Ord. 76, 9/8/1982, § 504]
1.
A conservation plan is required to accompany any preliminary or final
subdivision or land development plans. It shall be clearly and legibly
drawn to the same scale as that of the preliminary and final plans:
A.
The conservation plan shall show the total tract boundaries of the
property being subdivided or developed and shall show:
(1)
Contour lines at vertical intervals of not more than two feet
for land with average natural slope of 4% or less, and at intervals
of not more than five feet for land with average natural slope exceeding
4%.
(2)
Location and elevation to which contour elevations refer; where
reasonably feasible, shall be known as established bench mark.
(3)
All existing water courses, tree masses, trees over eight-inch caliper not part of a tree mass, and other significant natural features within the proposed subdivision and within 50 feet of the boundaries of the proposed subdivision. Where floodplain and/or steep slope conservation areas, as defined in the Township Zoning Ordinance [Chapter 27], are located on the tract, such area(s) shall be delineated.
(4)
Locations of all soil classifications.
(5)
Location and results of soil percolation tests whenever on-site
disposal of sewage is planned.
(6)
Notations indicating: all trees or portions of tree masses proposed
to be cleared as part of the proposed subdivision or land development
plan, together with reasons such clearing; all proposed alterations
of the natural grade, whether by cut or by fill, exceeding two feet,
together with reasons for such alteration; compliance with all applicable
erosion and sedimentation control standards.
B.
A required element of any conservation plan shall be a plan for the control of erosion and sedimentation and for stormwater management. Any preliminary and final plan for subdivision or land development must be accompanied by a stormwater management plan; contents of the submitted plan shall reflect discussion by the applicant with the Township Engineer. The minimum components of that plan are as follows (except where already prepared as part of the conservation plan as required by § 22-504, Subsection 2, and where B(6), (7), and (9) are required only in final plan preparation):
(1)
A narrative summary of the project, including:
(a)
General description of the project.
(b)
General description of accelerated erosion control.
(c)
General description of sedimentation control.
(d)
General description of stormwater management, both during and
after construction.
(e)
Date project is to begin and expected date final stabilization
will be completed.
(2)
Mapping of various physical features of the project area, both
existing and proposed, including:
(a)
The location of the project relative to highways, municipal
boundaries, and other identifiable landmarks.
(b)
Property lines of proposed project area.
(c)
Contour lines at vertical intervals of not more than two feet
for land with average natural slope of 4% or less, and at intervals
of not more than five feet for land with average natural slope exceeding
4%.
(d)
Acreage or square footage of the project.
(e)
Streams, lakes, ponds, or other bodies of water within the subject
property or within 50 feet of any boundary of the property.
(f)
Other significant natural features, including existing drainage
swales, tree masses, and areas of trees and shrubs to be protected
during construction.
(g)
Proposed location of underground utilities, sewer and/or water
lines.
(h)
Scale of map and north arrow.
(i)
Existing roads and easements.
(4)
A map of proposed alterations to the project area, including:
(5)
(6)
The staging of earthmoving activities, described in the narrative,
including:
(a)
Cover removal, including all cuts and fills.
(b)
Installation of erosion and sediment control facilities and
practices.
(c)
Installation of improvements, including streets, storm sewers,
underground utilities, sewer and water lines, buildings, driveways,
parking areas, recreational facilities, and other structures.
(d)
Program of operations to convert erosion and sedimentation controls
to permanent stormwater management facilities, including a chart of
the relative time sequence of activities.
(7)
Temporary control measures and facilities for use during earthmoving,
in both map and narrative form including:
(a)
Purpose.
(b)
Temporary facilities or other soil stabilization measures to
protect existing trees and shrubs from earthmoving activities.
(c)
Types, locations, and dimensioned details of erosion and sedimentation
control measures and facilities.
(d)
Design considerations and calculations of control measures and
facilities.
(e)
Facilities to prevent tracking of mud by construction vehicles
onto existing roadways.
(8)
Permanent stormwater management program (indicating, as appropriate,
measures for groundwater recharge) and facilities for site restoration
and long-term protection, in both map and narrative form, including:
(a)
Purpose and relationship to the objectives of this chapter.
(b)
Establishment of permanent vegetation or other soil stabilization
measures.
(c)
Installation of infiltration facilities, rooftop storage, cisterns,
seepage pits, french drains, etc., to serve structures.
(d)
Use of semi-pervious materials for driveways, parking areas,
etc.
(e)
Types, locations, and dimensioned details of storage, and conveyance.
(f)
Location of wells and septic tank leach fields.
(g)
Design considerations and calculations supporting the stormwater
management program.
(9)
A narrative description of the maintenance procedures for both
temporary and permanent control facilities, and of ownership arrangements,
including:
[Ord. 76, 9/8/1982, § 505]
1.
An improvement construction plan shall be required as part of any
final subdivision or land development plan whenever an improvement
is to be constructed or installed.
A.
Scale. The improvement construction plan shall have the same scale
as required for a final plan.
B.
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:
(1)
A horizontal street plan showing layout of proposed roads and
related improvements, including stations corresponding to those shown
on the profiles, horizontal curve data, and location and size of storm
drainage inlets, all sewer manholes, culverts, and related improvements.
(2)
A street profile plan indicating final grades of streets and
sewers, and the extent of cut and fill operations, and including:
(a)
The profile plan shall show the vertical section of the existing
grade along the center line 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.
(b)
The horizontal scale on the profile plan shall be not less than
one inch equals 100 feet and the vertical scale shall be not less
than one inch equals 10 feet or in cases where larger scales are used,
the ratio shall be 1:10 vertical to horizontal.
(c)
A typical cross-section street construction shall be shown on
the profile plan and shall indicate the following:
1)
Right-of-way width and the location and width of paving within
the right-of-way.
2)
Type, thickness, and crown of paving.
3)
The location, width, type, and thickness of sidewalks to be
installed, if any.
4)
Typical location, size, and depth of any underground utilities
that are to be installed in the right-of-way where such information
is available.
(3)
Horizontal plan and appropriate cross-sections for all drainage
facilities including culverts, swales, retention structures, and related
facilities.
(4)
Profile plan for all culverts, storm sewers, swales, and retention
structures.
(5)
Horizontal plan for any proposed water or wastewater facilities
showing location and layout of wells, interceptor lines, process units,
outfall lines, storage lagoons, land disposal areas, and all other
related facilities.
[Ord. 76, 9/8/1982, § 506]
1.
In all preliminary plan and/or final plan applications for subdivision
and/or land developments in which the property proposed for development
includes 25 or more dwelling units for residential uses or is 10 acres
or more for commercial and industrial uses, the Board shall consider
the impact of the proposed use on the Township and on the facilities
and systems as listed hereafter; the applicant shall provide all of
the information, data, and studies needed to allow the Board to reach
conclusive evaluation of the areas set forth hereafter. One or more
of the following impact statements may be required at the discretion
of the Board:
2.
The guidelines concerning the content, organization, costs, and other
information of the above-mentioned impact statements, as required,
are available at the Township Building through the Township Secretary
or Planning Commission in "Supporting Information for Subdivision
and Land Development."
[Ord. 76, 9/8/1982, § 507;
as added by Ord. 1997-5, 9/10/1997]
1.
Upon its review of a plan for subdivision or land development, the
Township Planning Commission shall consider the open space and recreational
needs of the additional residents that will result upon implementation
of the subdivision or land development, discuss its findings and the
further requirements of this section with the subdivider or land developer
as it deems necessary in the furtherance of the public interest and
the provisions of this section, and make such report thereon as it
deems necessary for consideration by the Board of Supervisors in its
review and processing of the development application.
2.
Subdividers and land developers shall be required to provide or reserve
areas for facilities normally found in residential neighborhoods,
including open space, parks, playgrounds, and playfields. Areas provided
or reserved for such community facilities shall be adequate to provide
for building sites, landscaping and off-street parking appropriate
to the types of facilities required or likely to be developed in the
future. Prior to the preparation of recordable plans, subdividers
and land developers shall review with the Township Planning Commission
the minimum standards for various community facilities applicable
to the tract being subdivided.
3.
In residential subdivisions or land developments which are proposed
to contain, or by re-subdivision could contain, 10 or more residential
units, the developer shall be required to set aside, design and develop
for park, open space and recreation area(s) (hereinafter called "POR")
for use of the residents within the development. The amount of land
set aside for such purposes shall be determined by application of
the following formula:
|
Number of Approved Dwelling Units per Acre
|
Required Park and Recreation Area for Each 10 Dwelling
Units
| |
|---|---|---|
|
Less than 2
|
10,000 square feet
| |
|
2 or more, less than 5
|
12,000 square feet
| |
|
5 or more
|
16,000 square feet
|
4.
In residential subdivisions proposed to contain fewer than 10 dwelling units, or in those residential subdivisions where application of the requirements and/or standards of Subsection 1 or 3 is impracticable, or in those instances in which the Board of Supervisors, in the exercise of its discretion, shall determine, this section requires the payment of a fee in lieu of the dedication of the minimum acreage of open space otherwise required by application of Subsection 1 of this section.
5.
The amount of any fee in lieu of land for POR areas shall be a flat
fee based upon the number of dwelling units proposed to be created
by the subdivision or land development. Such fee shall be fixed from
time to time by the Board of Supervisors in a resolution designated
for that purpose. All monies collected in lieu of land shall be retained
by the Township in a capital reserve fund to be designated the "East
Fallowfield Park, Open Space, and Recreation Reserve Fund," which
shall be expended only for the acquisition of POR land or for capital
improvements for POR land within the Township at such locations as
shall be selected by the Board for community or neighborhood parks.
This fund will be administered in accordance with the requirements
of 53 P.S. § 10503(11).
6.
In designating areas for POR within a subdivision or land development,
the following criteria and standards shall be followed by the subdivider
or land developer. All land designated for the foregoing purposes
shall be:
A.
Suitable for both active and passive recreational uses to the extent
deemed necessary by the Board of Supervisors, based on recommendations
or with the input of the Planning Commission. Such areas shall not
interfere with the use of adjacent dwelling units, parking, driveways,
and roads. Active recreational uses include, but are not necessarily
limited to, play fields, ball fields, tennis and racquetball courts,
basketball courts, fitness trails, picnic areas, recreational buildings,
and similar facilities. The minimum area required for active recreational
open space use, which shall be comprised of ground suitable for development
and construction of recreation-related improvements and uses thereon,
shall not be less than 50% of the total required POR and shall be
located or designated as determined by the Board of Supervisors.
B.
Comprised of no more than 30% of environmentally sensitive lands,
including floodplains, woodlands, surface waters, and steep slopes.
C.
Comprised of areas not less than 100 feet in width, except when part
of a trail system or pathway network.
D.
To the extent possible, interconnected with common POR areas on abutting
parcels wherever possible, and also interconnected by pedestrian pathways
for general public use to create a linked pathway system within the
Township. The POR shall be accessible to all dwelling units within
the development, either by abutting the POR or over easements expressly
dedicated for that purpose, but must, nevertheless, be accessible
by one or more public streets.
E.
Provided with sufficient parking when determined reasonably necessary
by the Board of Supervisors for the residents' safe and convenient
access and utilization of the POR, and with safe and convenient access
by adjoining street frontage or other rights-of-way or easements capable
of accommodating pedestrian, bicycle, maintenance and vehicle traffic,
and containing customary and appropriate access improvements.
F.
Free of all buildings and structures, except those related to POR
use.
G.
Suitably landscaped either by retaining existing natural cover and
wooded areas and/or by a landscaping plan designed to enhance POR
areas by utilization of plantings which are consistent with the purposes
of this subsection, which minimize maintenance costs, and which comply
with this section, as applicable.
H.
Made subject to such declarations, restrictions and covenants, which
shall be recorded in the Office of the Recorder of Deeds in and for
Chester County, Pennsylvania contemporaneously with recordation the
final plan, as may be required by the Board of Supervisors for the
purpose of preservation, maintenance and improvement of the POR for
its intended purposes. Ownership of the POR may be in a homeowners
association or corporation organized and existing solely for such
purpose. Provided, however, the declaration may be required to contain
provisions which provide, for an irrevocable offer to dedicate the
POR to the Township as public POR lands, Nothing herein contained
shall be construed to require the Township to accept dedication of
any POR.
7.
It shalt be incumbent upon the subdivider or land developer to preserve and protect all natural features in any POR, such as trees, water courses, steep slopes, natural drainage areas, historic area and structures, and similar community assets, which will add attractiveness and value to the remainder of the subdivision. Trees shall not be disturbed or removed without the designated approval of the Planning Commission, made a part of the subdivision and land development plan approval, unless in strict compliance with the Township Zoning Ordinance [Chapter 27] and this chapter and any Township ordinance governing timber harvesting. Wherever feasible in the opinion of the Planning Commission and the Board of Supervisors, natural, vegetation shall be retained and protected and grade alterations shall be kept to a minimum.
