A.
The purpose of the preliminary subdivision and/or land development
plan is to obtain formal approval before proceeding with the preparation
of detailed final subdivision and/or land development plans.
B.
The preliminary subdivision and/or land development plan submitted shall reflect any changes that may have been recommended during a sketch subdivision and/or land development plan review. All information and procedures relating to the preliminary subdivision and/or land development plan shall comply with this chapter, except where modifications therefrom may be specifically recommended by DCPC and approved by the municipality, pursuant to the requirements of §§ 195-103 and 195-1105 of this chapter.
A.
The preliminary subdivision and/or land development plan and all plans forming a part thereof required by this chapter shall be submitted as clear and legible black-line or blue-line paper prints in accordance with § 195-306D of this chapter. The preliminary subdivision and/or land development plan shall reflect the following:
B.
The preliminary subdivision and/or land development plan checklist,
which appears in Appendix C[1] of this chapter, shall be completed and submitted as part
of the preliminary subdivision and/or land development plan application
packet.
[1]
Editor's Note: Appendix C is included as an attachment to this chapter.
C.
Upon submission of a preliminary subdivision and/or land development
plan, the applicant shall authorize the municipality and DCPD to enter
the tract for the purpose of site evaluation.
A.
In addition to the requirements listed in § 195-402 of this chapter, the following shall apply:
(1)
The preliminary subdivision and/or land development plan shall
be drawn at a scale of no less than one inch equals 50 feet unless
the average size of the proposed lots of the subdivision is in excess
of five acres, in which case, a scale of not more than one inch equals
100 feet may be used.
(2)
If the preliminary subdivision and/or land development plan
requires more than one sheet, each sheet shall be numbered and shall
show its relationship to the total number of sheets.
(3)
The maximum sheet size is 30 inches by 42 inches; however, the
Office of Recorder of Deeds of Delaware County prefers 24-inch-by-36-inch
prints for recording purposes.
(4)
Location map based on a USGS quadrangle map with the tract outlined.
In the case of development of a section of the entire tract, the location
map shall show the relationship of the section to the entire tract.
(5)
Dates of the original and any revised subdivision and/or land
development plans.
(6)
Name, complete mailing address, signature, and seal (as permitted
by the professional registration laws of the Commonwealth of Pennsylvania)
of the licensed engineer, architect, landscape architect, surveyor,
or land planner responsible for preparing a development plan, and
any other documents or submissions forming a part of the preliminary
subdivision and/or land development plan application packet.
(7)
Tract boundaries, with dimensions, bearings, and distances and
the source of boundary information.
(8)
When the preliminary subdivision and/or land development plan
includes only a portion of an applicant's entire tract or such
portion is contiguous to another tract of the applicant, the dimensions
and metes and bounds of the balance of such entire tract or other
tract shall also be shown.
(9)
Names and complete mailing address of abutting owners with tax
parcel numbers.
(10)
Zoning on and adjacent to the tract, including notes regarding
the relevant area and bulk regulations for each zoning district that
pertains to the tract, with an indication of conformance to the same,
such as the percent of any lot area covered by impervious surfaces
and the percent of any lot covered by buildings. Include any variances,
special exceptions, conditional uses, or modifications requested and/or
required.
(11)
Floodway, flood-fringe, and the one-percent annual chance flood
shall be accurately and conspicuously delineated. Benchmarks shall
be used to determine flood elevations.
(12)
The use proposed in the municipal comprehensive plan that pertains
to the tract.
(13)
Existing contours at vertical intervals of two feet based on
contour information derived from an actual topographic survey for
the tract, due evidence of which may be required by the municipality
and/or DCPC, including the date and source of the contours. For tracts
that are relatively flat with grades of less than 2%, contours shall
be shown at one-foot intervals or through the use of spot elevations.
Slopes shall be accurately depicted and identified as follows:
(a)
Very steep slopes and steep slopes shall be shown for all portions
of the tract based on two-foot contours.
(b)
The preliminary subdivision and/or land development plan shall also include a legend that clearly differentiates between such steep and very steep slopes specified in § 195-816A(7) of this chapter.
(14)
Datum to which contour elevations refer and reference to known,
established benchmarks and elevations.
(15)
All existing surface water resources, such as watercourses,
wetlands, ponds, lakes, springs, drainage swales, and other natural
drainage features.
(16)
Existing tree masses, hedgerows, and freestanding trees 12 inches
in caliper or greater, indicating which are to be removed and which
are to remain. The edge of woodlands to remain shall be shown as a
scalloped line. In addition, the types of vegetation associations
that exist on the tract shall be noted in terms of their species,
type, and sizes.
(17)
Natural resources as identified in the Pennsylvania Natural
Heritage Program's Pennsylvania Natural Diversity Inventory (PNDI)
and the Delaware County Natural Areas Inventory.
(18)
Soil types as identified in the United States Department of
Agriculture's Soil Survey of Chester and Delaware Counties, including
a table listing the soil characteristics pertaining to slope, depth
to seasonal high-water table, depth to bedrock, flood hazard potential,
and limitations for septic tank filter fields.
(19)
Location of existing man-made features such as buildings and
their uses, driveways, wells, sewer lines, septic tanks and other
on-lot sewage disposal systems, storm drains, culverts, bridges, utility
easements, utility poles, water lines and mains, fire hydrants, railroads,
and other significant man-made features within the tract.
(20)
All existing streets by type on or adjacent to the tract, including
the name, state route numbers if applicable, rights-of-way widths,
and cartway widths.
(21)
All existing property lines, easements, and rights-of-way, dimensions,
bearings, and distances for same, and the purpose for which such easements
or rights-of-way have been established.
(22)
Proposed lot lines with dimensions, lot numbers in consecutive
numerical order, proposed minimum setback areas, and the proposed
buildable area (using a dashed line to reflect the minimum yard and
setback requirements). Where a buildable area is shown on a preliminary
subdivision and/or land development plan as extending into the floodway,
flood-fringe, and the one-percent annual chance flood or any other
area that may involve a conditional use or special exception, those
portions of the buildable area extending into any such areas shall
be delineated, depicted, and otherwise noted on all preliminary subdivision
and/or land development plans in an accurate and conspicuous manner
to disclose the specific uses that may occur in such areas.
(23)
Proposed location and method of water supply on each lot.
(24)
Proposed location and method of sanitary sewage disposal on
each lot.
B.
In the case of a land development, the following additional requirements
shall apply:
(1)
Location, alignment, and width of all proposed streets, driveways, rights-of-way, and easements, the identification of street names (as provided in § 195-803 of this chapter), and the purpose for which private rights-of-way or other easements are proposed.
(2)
Location, alignment, and width of the proposed pedestrian circulation
system.
(3)
Building locations and motor vehicle and bicycle parking areas
together with an appropriate indication of size (e.g., the number
of prospective dwelling units shall be indicated for multiple dwelling
buildings), preliminary provisions for traffic control, loading areas
and docks, signage, curbing, and other proposed structures.
(4)
A preliminary landscaping plan depicting proposed street trees, buffer area plantings, and other plantings as required by Article VIII of this chapter. For major subdivisions, this landscaping plan is to be prepared, signed, and sealed (as permitted by the professional registration laws of the Commonwealth of Pennsylvania) by a landscape architect.
(5)
A preliminary lighting plan depicting proposed light standards,
locations, height, cut-off angle, and illumination value in accordance
with all applicable municipal codes and ordinances.
(6)
A schematic diagram of the proposed method for stormwater management.
(7)
If on-lot water is to be utilized, then include the proposed
method of water supply for each lot and a schematic layout of water
lines.
(8)
If on-lot sanitary sewers are to be utilized, then include the
proposed method of sanitary sewage disposal for each lot and a schematic
layout of sewer lines and capped sewers, when applicable.
(9)
The location and description of all off-tract improvements.
C.
The preliminary subdivision and/or land development plan shall also
be accompanied by the following:
(1)
A copy of the deed for the subject tract along with any covenants
and/or restrictions.
(2)
A statement on the preliminary subdivision and/or land development
plan of the types of buildings, other structures, and/or dwelling
units proposed to be constructed, indicating whether the same will
be of uniform construction or different in design and whether same
will be custom or production styled. The statement is to be accompanied
by an elevation drawing of the proposed buildings and/or dwelling
units.
(3)
A preliminary traffic impact study, if required by the municipality, as set forth in § 195-503 of this chapter.
(4)
A preliminary phasing schedule, if applicable, for the proposed
sequence of the subdivision and/or land development. The phasing schedule
shall indicate the order in which construction activities will occur.
(6)
Water supply.
(a)
A written statement indicating the method of water supply.
(b)
Whenever on-lot systems are proposed, a feasibility report shall
reflect the following:
[1]
There shall be an objective description of the ability of achieving
a reliable, safe, and adequate water supply for an individual or community
well, whenever such well is proposed, within the capacity of available
resources. The description shall reference geologic and hydrogeologic
data relative to groundwater conditions and potential yields.
[2]
In addition to such information regarding water supply, the
description shall indicate the demand for water from the proposed
subdivision and/or land development and its related uses and users.
(c)
When water is to be provided by means other than by private
wells owned and maintained by the individual owners of lots within
the subdivision and/or land development, applicants shall present
evidence that the subdivision and/or land development is to be supplied
by a certificated public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority, or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement, or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
(NOTE: See Pennsylvania Municipalities Planning Code, Act 247, Section
503.1).
(7)
Sanitary sewage disposal.
(a)
A written statement indicating the method of sanitary sewage
disposal.
(b)
Whenever on-lot systems are proposed, a feasibility report shall
reflect the following:
[1]
There shall be an objective description of the ability of achieving
a successful system for the disposal of sewage. The description shall
reference soils data relative to limitations for septic tank, filter
fields, or other systems and shall indicate various indices of suitability
for such a system, such as permeability and depth to seasonal high
water table. In addition, percolation test results shall be discussed
and exhibited.
(c)
When connection to public sewage facilities is proposed, assurance
of the availability of such service. An officer of the company or
authority concerned shall in the form of a letter sign this assurance,
indicating the ability and willingness to make such service available.
(8)
A drainage plan shall be filed in conformance with local codes,
the stormwater management ordinance,[2] the Pennsylvania Stormwater Best Management Practices
Manual (latest revision) and the respective Act 167[3] watershed plan and shall include at a minimum, tract boundaries,
existing and proposed contours, existing natural features, and proposed
subdivision and/or land development layout. The drainage plan shall
also include all proposed buildings, driveways, parking areas, lot
layouts, and profiles of all proposed sewers, including elevation,
sizes, slopes, and materials, at a scale of one inch equals 50 feet
horizontal and one inch equals five feet vertical.
(9)
Whenever improvements are to be constructed or installed, a preliminary improvements construction plan in accordance with § 195-505 of this chapter.
(10)
A draft of any proposed covenants or restrictions upon or against
the property, subject to the approval of the municipality.
(11)
When the proposed tract involves a gas pipeline, petroleum products
transmission line, electric power transmission line, or any other
pipeline or cable located thereon, a letter from the owner or authorized
agent of such a facility indicating minimum setback distance requirements
or a true and correct copy of the easement or grant of record shall
be filed.
(12)
When the preliminary subdivision and/or land development plan
includes only a portion of the entire or contiguous tract owned by
the applicant, a conceptual plan that shows the prospective future
street system and other improvements of the remaining land shall be
submitted when required by the municipality.
(13)
A list of all permits, agreements, approvals, clearances, and
the like required to be obtained in connection with the proposed subdivision
and/or land development and the federal, state, county, or other agencies,
authorities, and companies from which the same are to be obtained.
(14)
A draft of all other plans, documents, and submissions which
by terms of any municipal ordinance, code, or regulation may be required
by the municipality for final subdivision and/or land development
plan approval shall be required in preliminary form and shall accompany
and form a part of any preliminary subdivision and/or land development
plan when the application packet for approval thereof is filed.
(15)
If the applicant is not the landowner, a notarized statement
(i.e., agreement of sale) signed by the landowner, indicating that
the applicant has the approval of the owner to submit the subdivision
and/or land development application packet.
(16)
Certification as to the accuracy of the preliminary subdivision
and/or land development plan and details of such plans shall be prepared
in accordance with Act 367 of 1945, known as the "Engineer, Land Surveyor,
and Geologist Registration Law," P.L. 913, No. 367, 63 P.S. § 148
et seq., as amended.
(17)
If the subject tract abuts a street under the jurisdiction of
the state, a note shall be added to the preliminary subdivision and/or
land development plan that indicates that a highway occupancy permit
is required before a driveway or street can access a state highway.
A.
A traffic impact study shall be required for proposed subdivisions
and/or land developments that meet one or more of the criteria identified
in Table 5-1.
B.
A licensed engineer shall prepare the traffic impact study.
C.
The applicant shall consult with the municipality to determine the
extent of the traffic impact study area.
|
Table 5-1
Type of Developments Requiring a Traffic Impact Study
| ||
|---|---|---|
|
Type of Development
|
Threshold Criteria
| |
|
PennDOT Highway Occupancy Permit (HOP) required
|
3,000 or more Average Daily Trips (ADT's) (NOTE: The anticipated
number of peak hour trips, trips per day, and classification of proposed
land use shall be determined using the current edition of ITE's
Trip Generation Manual, most recent edition, as amended. Threshold
criteria are PennDOT's.) generated
| |
|
1,500 or more day
| ||
|
100 or more vehicles entering or exiting the development within
a one hour period
| ||
|
No HOP required
|
500 or more Average Daily Trips
| |
|
50 or more Average Daily Trips during site's peak hours
| ||
D.
A traffic impact study shall include the following information:
(1)
A tract description that includes the size, location, proposed
land uses, construction phasing, and completion date. A brief description
of major existing and proposed subdivision and/or land developments
within 1/2 mile of the tract or as directed by the municipality.
(a)
If the proposal is residential, then the types of dwelling units,
number of bedrooms, and probable socioeconomic characteristics of
the residents (pertinent to transportation needs) shall also be included.
(2)
A traffic facilities description that includes:
(a)
A full documentation of the proposed and existing internal street
network. This full description shall include proposed vehicular and
nonvehicular circulation, proposed ingress and egress locations, street
widths and rights-of-way, parking areas, traffic channelizations,
traffic calming devices, and traffic control devices within the tract.
The proposed street design shall accommodate public transportation
usage, including bus turnarounds, bus shelters, and bus route sign
locations, when appropriate and done in accordance with transit agency
specifications. (NOTE: SEPTA has provided SEPTA Bus Stop Design Guidelines
with local specifications)
(b)
A full documentation of the external street network within the
study area. This full description shall include diagrams of major
intersections, existing and proposed public transportation facilities,
and bicycle and pedestrian spaces facilities. If available, future
street improvements from proposed surrounding subdivisions and/or
land developments shall be noted and included in the calculations.
(3)
An existing traffic conditions report shall be measured and
documented for all arterial and collector streets and major intersections
in the study area. This report shall include:
(a)
Existing average daily traffic volumes and peak traffic counts
by hour shall be recorded.
(b)
Complete traffic counts at major intersections encompassing
the peak traffic and peak development-generated hours shall be documented.
(c)
Intersection turning movements shall be documented.
(d)
A volume/capacity analysis based upon existing volumes shall
be performed during the peak hours and the peak development-generated
hours. Levels of service shall be determined for each street and major
intersection.
(e)
A traffic safety analysis based on accident records for the
past two years, sight distances, and potential conflict points shall
be performed.
(f)
Detailed traffic counts on local streets or access roads are
not required, unless the municipality deems it necessary.
(4)
The anticipated traffic impact of the subdivision and/or land
development shall be evaluated.
(a)
An estimation of vehicular trips to result from the proposal
shall be computed for both the existing street system and the development-generated
peak hours. Vehicle trip generation rates to be used for this calculation
shall be obtained from the most recent edition of the Trip Generation
Manual, published by the Institute of Transportation Engineers. These
development-generated traffic volumes shall be provided for the inbound
and outbound traffic movements as estimated, and the reference sources(s)
and methodology followed shall be documented. These generated volumes
shall be distributed to the study area and assigned to the existing
streets and intersections throughout the study area. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to all access points.
(b)
All turning movements shall be calculated.
(c)
Pedestrian and bicycle volumes shall be calculated.
(d)
Public transportation ridership shall be calculated.
(e)
Any characteristic of the tract that will cause particular trip
generation problems shall be noted.
(5)
The total future traffic demand based upon full occupancy of
the proposed subdivision and/or land development shall be calculated.
(a)
This demand shall consist of the combination of the existing
traffic expanded to the completion year (straight line projections
based on historical data), the development-generated traffic, and
the traffic generated by other proposed subdivisions and/or land developments
in the study area. If phasing of the proposed subdivision and/or land
development is anticipated, then calculations for each phase of completion
are required. Public transportation, bicycle, and pedestrian trips
will be taken into account.
(b)
This analysis shall be performed using the peak traffic hours
and peak development-generated hours for arterial and collector streets
and their major intersections.
(c)
Volume/capacity calculations shall be completed for all major
intersections.
(d)
All access points shall be examined for the necessity of installing
traffic control devices. This evaluation shall compare the projected
traffic to PennDOT's warrants for the traffic control device
installation.
(6)
Levels of service for arterial and collector streets and their
intersections shall be listed.
(a)
Arterial and collector streets and their intersections with
a level of service below C shall be considered deficient, and specific
recommendations for the elimination of these problems shall be listed.
This listing of recommended improvements may include, but not be limited
to, internal circulation design, tract access location and design,
external street and intersection design and improvements, traffic
signal installation and operation, public transportation service,
and pedestrian and bicycle facility design.
(7)
The traffic impact study shall make recommendations for street
improvements bordering the tract that will accommodate the traffic
generated by the subdivision and/or land development. Cost estimates
for said improvements shall also be provided.
(8)
Should the traffic impact study identify off-tract transportation
improvements, the applicant shall make financial contributions in
accordance with the municipal Act 209 study (Municipalities Planning
Code, Article V-A). In the event that an Act 209 study is not applicable,
then the applicant and municipality shall discuss the degree to which
the applicant may contribute to any off-tract street improvements
that will benefit the subdivision and/or land development.
(9)
The municipality may combine contributions for traffic impact
studies from more than one applicant to accomplish one major coordinated
traffic study.
A.
Whenever improvements are proposed such as a new street or the upgrading
of an existing street, the improvements construction plan shall accompany
and become a part of the preliminary and final subdivision and/or
land development plans. The improvements construction plan shall be
drawn at a ten-to-one ratio of horizontal to vertical scale, whereby
the horizontal scale shall be at least 50 feet to the inch and the
vertical scale shall be five feet. However, the horizontal scale may
be 40 feet to the inch with a vertical scale of four feet to the inch;
or, 20 feet to the inch and two feet, respectively, when directed
by the municipality. The improvements construction plan shall be prepared
by a licensed engineer and shall show thereon or be accompanied by
the following:
(1)
On all plans, profiles, and other sheets which depict the information
required in this section, the following shall be provided:
(a)
Proposed subdivision and/or land development name or identifying
title.
(b)
North arrow, scale, and date.
(c)
Name of the landowner, developer, and the authorized agent,
if any.
(d)
Name of the licensed engineer responsible for having prepared
the plan(s), profile(s), cross-section(s), documents, and/or other
submissions forming the improvements construction plan.
(2)
The horizontal plan shall show details of the horizontal layout
of streets, including:
(a)
Centerline with bearings, distances, curve data, and stations
corresponding to the profile.
(b)
Right-of-way and curb lines with radii at intersections.
(c)
Tie-ins by bearings and distances to intersections of all public
streets, with the names and widths thereof.
(d)
Location of all proposed monuments with references thereto.
(e)
Property lines and ownership of abutting properties.
(f)
Proposed lot lines, storm and sanitary sewers, water and other
utility lines, and fire hydrants.
(g)
Location and size of all drainage structures, public utilities,
the pedestrian circulation system, lighting standards, street name
signs, and other improvements.
(3)
The profile shall be a vertical section of streets, with details
of vertical alignment, including:
(a)
Profiles and elevations at 50-foot stations along the centerline
of the existing ground surface and along both right-of-way lines,
if available.
(b)
Profiles and percentage of grade along the proposed centerline
and elevations at 50-foot intervals.
(c)
The length of vertical curves and elevations at 25-foot intervals.
(d)
Profile of any storm or sanitary sewer location under any proposed
street, showing the length, size, grades, material, inverts, and rim
elevations of manholes and outlets.
(4)
The cross-section of streets prepared in accordance with the design standards and requirements in Article VIII of this chapter, including:
(a)
Right-of-way width and location and width of paving within the
right-of-way.
(b)
Type, thickness, and crown of paving.
(c)
Type and size of curb, with detail of curb.
(d)
Grading of the pedestrian circulation system.
(e)
Location, width, type, and thickness of the improved pedestrian
circulation system.
A.
In the case of subdivision and/or land development plans to be developed
in phases or sections over a period of time, a map delineating each
phase or section of the proposed subdivision and/or land development
consecutively numbered so as to illustrate phasing of development
and a schedule indicating the approximate time for which application
for final approval of each phase or section are intended to be filed.
