Article IV Plan Content Requirements

The plan shall be drawn to a scale of either one inch equals 100 feet or one inch equals 200 feet, whichever would fit best on a standard size sheet (24 inches by 36 inches), unless otherwise approved by the Planning Commission.

Dimensions shall be set in feet and decimal parts thereof, bearings in degrees, minutes and seconds (errors in closure shall not be more than one part in 10,000).

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed.

All plans submitted shall be made on sheets no larger than 30 inches by 42 inches, nor smaller than 24 inches by 36 inches. One copy of the title plan shall also be submitted on a sheet 11 inches by 17 inches.

Where it is necessary to use more than one sheet for a plan, the layout shall be such that any lot shall be complete on one plan, and no lot shall be split on two sheets. In such cases, a master plan shall be submitted as part of the application at a scale of one inch equals 200 feet.

Signature blocks for the Township of West Vincent Planning Commission, Board of Supervisors, Township Engineer and Chester County Planning Commission shall be provided on the right-hand side of the title plan, improvement construction plan, and stormwater management plan.

Site location and context plan. A plan showing the location of the proposed subdivision within its neighborhood context shall be submitted. For sites under 100 acres in area, such plans shall be at a scale of not less than one inch equals 200 feet and shall show the relationship of the subject property to natural and man-made features existing within 500 feet of the site. For sites of 100 acres or more, the scale shall be one inch equals 400 feet, and shall show the above relationships within 500 feet of the site. The features that shall be shown on site location and context maps include:

Topography (from USGS maps).

Streams and watercourses, drainage basins and subbasins.

Wetlands (from maps published by the United States Fish and Wildlife Service or the United States Department of Agriculture Natural Resources Conservation Service).

Woodlands over 1/2 acre in area (from aerial photographs).

Ridgelines.

Public roads, trails, utility easements, pipelines, and rights-of-way.

Public land and land protected under conservation easements.

Zoning district lines and boundaries.

Existing property lines.

Names of owners of all properties and the names of all subdivisions.

Existing resources and site analysis plan. For all subdivisions, an existing resources and site analysis plan shall be prepared to provide the developer 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 parcel boundaries may be described on the basis of existing published data available from governmental agencies and from aerial photographs. The Township shall review the plan to assess its accuracy and thoroughness. Unless otherwise specified by the Planning Commission, such plans shall generally be prepared at the scale of one inch equals 100 feet or one inch equals 200 feet, whichever would fit best on a single standard-size sheet (24 inches by 36 inches). The following information shall be included in this plan:

[Amended 10-17-2022 by Ord. No. 201]

Topography, the contour lines of which shall generally be at two-foot intervals, determined by photogrammetry and measured in accordance with the standards contained in Article XVII of Chapter 390, Zoning, of the Township's Code (although ten-foot intervals are permissible beyond the parcel boundaries, interpolated from USGS published maps). The determination of appropriate contour intervals shall be made by the Planning Commission, which may specify greater or lesser intervals on exceptionally steep or flat sites. Slopes between 15% and 25% and exceeding 25% shall be clearly indicated. Topography for major subdivisions 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 USGS bench marks. Datum to which contour elevations refer shall be noted.

The location and delineation of ponds, streams and natural drainage swales, as well as the one-hundred-year floodplains and wetlands, as defined in Chapter 390, Zoning, of the Township's Code. Additional areas of wetlands on the proposed development parcel shall also be indicated, as evident from testing, visual inspection, or from the presence of wetland vegetation.

The location, delineation and identification of any resource included within the Chester County Natural Areas Inventory.

Vegetative cover conditions on the property according to general cover type including cultivated land, permanent grass land, old field, hedgerow, critical value and non-critical value woodland, critical value and non-critical value forest, wetland, heritage trees, and specimen trees. The plan shall show the actual canopy line of existing trees, forests, and woodlands. Vegetative types shall be described by plant community, relative age and condition.

Soil series, types and phases, as mapped by the United States Department of Agriculture Natural Resources Conservation Service in the published soil survey for Chester County, Pennsylvania, and accompanying data tabulated for each soil. The following soil types shall be specifically identified:

Alluvial soils.

Seasonal high-water table soils.

Hydric soils.

Class I and II agricultural soils.

Soil hydrologic group (i.e., Group A, B, C or D).

Ridgelines and watershed boundaries shall be identified.

A viewshed analysis showing the location and extent of views into the property from public roads and from adjoining properties.

Visual resources.

Geologic formations on the proposed development parcel, based on available published information or more detailed data obtained by the applicant.

The location and dimensions of all existing streets, roads, buildings, utilities and other man-made improvements, including wells and sewer systems.

(11)

Locations of all historic districts and resources on the tract and on any abutting tract as defined and identified by Article XXV of Chapter 390, Zoning, of the Township's Code.

(12)

Locations of existing and proposed public trails identified on the Township Trail Plan.

(13)

All easements and other encumbrances of property which are or have been filed of record with the Recorder of Deeds of Chester County shall be shown on the plan.

(14)

Areas within the French Creek Scenic River Corridor, as defined by Chapter 390, Zoning, of the Township's Code.

Preliminary impact analysis and resource conservation plan.

A preliminary impact analysis and resource conservation plan shall be prepared to categorize the impacts of the proposed subdivision or land development on those resources shown on the existing resources and site analysis plan (as required under Subsection D of this section). All proposed improvements, including but not necessarily limited to grading, excavation, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other preliminary plan documents, shall be taken into account in preparing the preliminary impact analysis and resource conservation plan.

Using the existing resources and site analysis plan as a base map, 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 which may be impacted; and c) designated protected areas, either to be included in a proposed greenway or an equivalent designation such as dedication of a neighborhood park site.

Five-step design process for residential subdivisions. All preliminary plans in the residential districts shall include documentation of a five-step design process in determining the layout of proposed greenway lands, house sites, streets, stormwater facilities, and lot lines, as described below.

[Amended 10-17-2022 by Ord. No. 201]

Step 1: Delineation of greenway lands.

Proposed greenway lands shall be designated using the existing resources and site analysis plan as a base map and complying with Article XX of Chapter 390, Zoning, of the Township's Code and Article VII herein, dealing with resource conservation and greenway delineation standards.

Primary conservation areas shall be delineated per § 315-52 herein.

Delineating secondary conservation areas. The applicant shall prioritize natural and cultural resources on the tract in terms of highest to lowest suitability for inclusion in the proposed greenway, in consultation with the Planning Commission. On the basis of those priorities, the tract's configuration, its proximity to resource areas on adjacent properties, and the applicant's subdivision objectives, secondary conservation lands shall be delineated to meet the greenway acreage requirements of the Zoning District, in a manner clearly indicating their boundaries as well as the types of resources included within them. Calculations shall be provided indicating the applicant's compliance with the acreage requirements for greenway areas on the tract.

Where possible, greenways on adjacent properties shall be configured to create contiguous greenway corridors to maximize environmental and/or recreational benefits. Priority shall be given where applicable to maximizing protection of riparian buffer corridors and interior forest habitat.

Step 2: Location of house sites. Potential house sites shall be tentatively located, using the proposed greenway lands as a base map as well as other relevant data on the existing resources and site analysis plan. House sites should generally be located not closer than 100 feet from primary conservation lands and 50 feet from secondary conservation lands, taking into consideration the potential negative impacts of residential development on adjoining greenway areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences.

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 § 315-43 herein and bearing a logical relationship to topographic conditions. Impact of the street plan on proposed greenway lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 15%. Street connections shall generally be encouraged to minimize the number of new culs-de-sac and to facilitate access to and from homes in different parts of the tract (and adjoining parcels). Trails shall be shown in accordance with § 315-48 herein.

Step 4: Location of land-based water management facilities. Preferred locations for the stormwater and wastewater management facilities will be identified using the site analysis plan and proposed greenway lands as the base maps. Opportunities to use these facilities as an additional buffer between the proposed greenways and development areas are encouraged. These facilities shall be designed to improve the quality of stormwater runoff and wastewater effluent with emphasis placed on achieving maximum groundwater recharge. The facilities should be located in areas identified as groundwater recharge areas as indicated on the site analysis plan. The design of the facilities should strive to use the natural capacity and features of the site to facilitate the management of stormwater and wastewater generated by the proposal.

Step 5: Drawing in the lot lines. Upon completion of the preceding four steps, lot lines are drawn as required to delineate the boundaries of individual residential lots.

Applicants shall submit five separate sketch maps indicating the findings of each step of the design process and/or a composite map.

Preliminary title plan. The plan shall include the following:

A key map for the purpose of locating the site to be subdivided or developed, at a scale of not less than 800 feet to the inch, showing the relation of the tract to adjoining property and to all streets and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.

A map or series of maps, prepared according to Subsection B of this section above, with accompanying narrative as needed, showing the following:

Proposed subdivision or land development name or identifying title and deed book and page reference(s) applicable to the subject property.

Name and address of the landowner of the tract or of his authorized agent, if any.

Name and address of the registered engineer or surveyor responsible for the plan. If an architect or landscape architect collaborated in the preparation of the plan, his name and address also shall appear.

Zoning information, including: applicable district, lot area and bulk regulations; proof of any variance or special exception which may have been granted and conditions thereof; and any zoning boundaries that traverse or are within 200 feet of the tract.

Tract boundaries, showing bearings and distances.

Total acreage of the tract.

Original date of preparation, revision dates, north point, and graphic and verbal scale.

(h)

The names of all owners of all adjacent lands with appropriate deed references.

(i)

The locations and dimensions of all existing street rights-of-way and paving widths, including those approved or recorded but not constructed, existing gas, electric and petroleum transmission lines, watercourses, buildings, structures, sources of water supply, easements, trails and any other significant features, man-made and natural, within the property proposed to be developed or subdivided and within 200 feet of the tract boundaries. Significant natural features shall include information shown on the existing resources and site analysis plan.

(j)

The locations and widths of any proposed streets or other public rights-of-way or land, including those proposed as part of the adopted Township Comprehensive Plan or Official Map, if such plan or map exists for the area to be subdivided or developed; any street extensions or spurs as are reasonably necessary to provide adequate street connections and facilities to adjoining or contiguous developed or undeveloped areas.

(k)

Location, if any, of all parks, playgrounds and other areas dedicated or reserved for public use, with any conditions governing such use.

(l)

A full plan of the development, showing the proposed lot layout with "gross" and "net" (i.e., minimum lot area, acreage indicated). Lots shall be numbered in a consecutive order and approximate lot dimensions and areas to demonstrate to the Township how the proposed layout compares to zoning requirements and that it is both mathematically attainable and practicable from an engineering perspective within the parcel being subdivided. Location of areas to be subject to easements of any kind shall be shown. The plan shall include:

Building envelope showing setback lines and yard area requirements.

Proposed easements and rights-of-way.

The location of all percolation tests and test pits and the location of the primary and reserve disposal beds approved by the Chester County Health Department shall be indicated on each proposed lot.

In addition, the plan for a land development shall show, where applicable, proposed building locations, location and size of parking lots, provisions for access and traffic control, locations of loading docks, and provisions for landscaping and lighting of the site.

(m)

When a tract is subdivided into parcels large enough to permit resubdivision of the parcels, a sketch layout shall be included, showing future potential subdivision of the parcels to ensure that subdivision may be accomplished in accord with current ordinances and with appropriate access. Submissions and review of the sketch plan described in this section shall not constitute approval of the future subdivision shown thereon.

(n)

Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, a plan shall be submitted showing the proposed division of property, including easements for access to all parcels not fronting on public roads. Such easements shall be a minimum of 20 feet wide.

(o)

Notes regarding ownership, maintenance responsibilities, and any use restrictions for all rights-of-way and easements within or adjacent to the subdivision or land development, except those rights-of-way for preexisting public streets.

A note placed on the plan indicating where noncompliance occurs relative to zoning, subdivision, building, sanitation and other applicable Township ordinances, and a citation of the date and content of any decision concerning a special exception, variance, or conditional use and any request for a waiver.

Preliminary improvements construction plan. The plan shall include the following:

Historic resources, trails and significant natural features, including topography, areas of steep slope, wetlands, one-hundred-year floodplains, swales, rock outcroppings, vegetation, existing utilities, etc., as indicated on the existing resources and site analysis plan.

Existing and approximate proposed lot lines, any existing easements and rights-of-way.

Approximate location, width and tentative names of all proposed streets and street rights-of-way, including all street extensions or spurs that are reasonably necessary to provide adequate street connections and facilities to adjoining development or undeveloped areas; preliminary profiles for proposed streets.

Approximate location of proposed swales, drainage easements, stormwater and other management facilities.

Where community sewage service is to be permitted, the conceptual layout of sewage systems, including but not limited to the tentative locations of sewer mains and sewage treatment plants, showing the type and degree of treatment intended and the size and capacity of treatment facilities.

Where central water service is to be permitted, the conceptual layout of water distribution facilities, including water mains, fire hydrants, storage tanks and, where appropriate, wells or other water sources.

Location of all percolation tests as may be required under this chapter, including all failed test sites or pits as well as those approved and including an approved reserve site for each lot less than one acre in size or requiring an elevated sand-mound system. All approved sites shall be clearly distinguished from unapproved sites.

Limit of disturbance line.

Location and dimensions of playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use.

If land to be subdivided lies partly in 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 municipalities. The design of public improvements shall provide for a smooth, practical transition where specifications vary between municipalities. Evidence of approval of this information by appropriate officials of the adjoining municipalities also shall be submitted.

(11)

Where the applicant proposes to install the improvements in phases beyond the five-year period described in Section 508(4) of the Pennsylvania Municipalities Planning Code,[1] as amended, he shall submit with the preliminary plan a delineation of the proposed sections and a schedule of deadlines within which applications for final approval of each section are intended to be filed in accordance with the requirements of the Pennsylvania Municipalities Planning Code, as amended.

Editor's Note: See 53 P.S. § 10508(4).

(12)

Typical street cross-section drawing(s) for all proposed streets shall be shown, including details relating to thickness, crowning and construction materials.

(13)

Location of all proposed street, traffic and other signs, including identification and entrance signs, indicating the type, material and any lighting of such signs.

(14)

Utilities and easements.

Utility easement locations.

Layout of all water facilities, sanitary and storm sewers and location of all inlets and culverts, and any proposed connections with existing facilities (these data may be on a separate plan).

All construction of water systems and sanitary sewers shall be in accordance with the standards and specifications adopted by the Township of West Vincent, and the plan shall be so noted.

The tentative location of on-site sewage and water facilities.

(15)

Approximate location of proposed shade trees and landscaping as required by § 315-46 of this chapter and Chapter 390, Zoning, of the Township's Code, plus locations of existing vegetation to be retained.

(16)

Signature blocks for the Township of West Vincent Planning Commission, Board of Supervisors and Chester County Planning Commission shall be provided on the right-hand side of the improvements construction plan.

Studies and reports. The preliminary plan submission shall include the following studies to assist in determination of the impact of the application upon Township services and facilities:

Sewer and water feasibility report.

The report shall identify the availability and adaptability of any sewer and water facilities in or near the proposed subdivision or land development.

The report shall demonstrate the adherence of the plan to Chapter 368, Water, Article I, Well Development, of this Code and §§ 315-39 and 315-40 of this chapter.

The report shall be prepared by a registered professional engineer and be submitted with the preliminary plan for review and recommendations by the Township Engineer, the Chester County Health Department, and the local office of the Pennsylvania Department of Environmental Protection.

The report shall contain engineering and cost data, evaluations and recommendations sufficient to enable the Planning Commission to evaluate the reasons for or against providing the subdivision with various means of waste disposal and water supply.

The following items, when incorporated in the report, shall constitute adequate fulfillment of this requirement:

A map of the area to be subdivided or of the land to be developed, locating elements of existing community sewer and water systems including fire hydrants, water mains, water towers; collector, interceptor, and trunk sewers; and pump stations.

An evaluation of costs and public interest factors in providing water disposal and water supply by three different means:

Connection to an existing public sewer and/or water system.

Reliance upon a private community sewer and/or water system.

Reliance upon on-lot sewer and/or water system, complying with §§ 315-39 and 315-40.

The results of deep-hole percolation tests, as performed in accordance with the current standards of the Chester County Health Department and the Pennsylvania Department of Environmental Protection.

An evaluation of the impact of the proposed sewer and water facilities on the groundwater resources of the applicable watershed and surrounding water supplies, both existing and future.

[5]

Recommendations stating the engineer's professional opinion as to the means of disposal and water supply that will be preferable in the short- and long-term interest of the community in which the subdivision is located.

[6]

A copy of Form "A" of the applicant's sewage planning module.

[7]

A sewage planning module completed in accordance with the requirements of the Pennsylvania Department of Environmental Protection and the Chester County Health Department.

Hydrogeology and groundwater protection study. All proposed subdivisions or land developments within the Township shall be in compliance with Chapter 368, Water, Article I, Well Development (as amended), of the Code of the Township of West Vincent, the contents of which are hereby incorporated herein by reference. Without limiting the foregoing, all applicants for subdivision or land development approval shall submit all information required under Chapter 368, Water, Article I, Well Development, at the times specified therein, in conjunction with their applications for subdivision or land development approval. All applicants shall comply with the substantive requirements of Chapter 368, Water, Article I, Well Development, of this Code.

Erosion and sedimentation control plan.

This plan shall be required when any developer shall express intent to change the natural state of any land proposed to be subdivided, developed or changed in use by grading, excavating, removing or destroying the natural topsoil, trees or other vegetative covering under a site plan or subdivision plan submitted to the Township.

The plan shall demonstrate adherence to § 315-42 of this chapter.

The designer or engineer responsible for preparation of the plan shall include in the plans adequate measures for control of erosion and siltation, following the guidelines and policies of the Chester County Soil Conservation District.

Plans for control of erosion and sedimentation shall be submitted by the Township to the Chester County Soil Conservation District for review at the time the preliminary plan is submitted.

The reviewed and approved erosion and sedimentation control plan and the control practices shall be incorporated into an agreement between the Township and the developer. The agreement shall include a cash or cash equivalent guarantee which will assure the Township that emergency measures could be taken by the Township at the expense of the developer if said developer does not initiate erosion and sedimentation control measures within a specified time.

The following control measures are typical of the type required in an effective erosion and sedimentation control plan:

The smallest practical area of land should be exposed at any given time during development.

When land is exposed during development, the exposure shall be kept to the shortest practical period of time.

Where necessary, temporary vegetation and/or mulching should be used to protect areas exposed during development.

Sediment traps (debris basins, desilting basins, or silt traps) should be installed and maintained to remove sediment from runoff waters from land undergoing development.

[5]

Provisions should be made to accommodate the increased runoff caused by changed soil and surface conditions during and after development.

[6]

The permanent final vegetation and structures should be installed as soon as practical in the development.

[7]

The development plan should be fitted to the topography and soils so as to create the least erosion potential.

[8]

Wherever feasible, natural vegetation should be retained and protected. Indiscriminate cutting of trees is prohibited.

[9]

Data on various practices and methods of controlling erosion and sedimentation are available at the offices of the Chester County Conservation District, Pennsylvania Department of Environmental Protection, United States Department of Agriculture Natural Resources Conservation Service, and the Chester County Planning Commission.

The Township may waive the requirement for an erosion and sedimentation control plan if they determine that such a plan is not necessary. This determination shall be made at the time of the sketch plan or preliminary plan review.

Stormwater management plan. A preliminary plan for the management of stormwater shall be submitted which, at a minimum, complies with the standards and criteria contained in § 315-42 of this chapter and the following:

The applicant and/or his engineer shall confer with the Township Engineer prior to the preparation of a stormwater management plan.

The plan shall be submitted to the Chester County Conservation District for its review and approval.

The stormwater management plan shall be reviewed by the Township Engineer, who shall submit a report thereon to the Township Planning Commission.

The stormwater management plan shall consist of two parts: (1) a map or maps describing the topography of the area, the proposed alteration to the area, and the proposed permanent stormwater control measures and facilities; and (2) a narrative report describing the project and its compliance with § 315-42 of this chapter, giving the purpose and the engineering assumptions and calculations for control measures and facilities. The following elements shall be included in the map and narrative portions of the plan:

A narrative summary of the project, including:

General description of the project;

General description of stormwater management, both during and after construction;

Date project is to begin and expected date final stabilization will be completed.

A map of the total watershed in which the project is located (a USGS quadrangle map is sufficient).

Mapping of various physical features of the project area, including:

The location of the project relative to highways, municipal boundaries, and other identifiable landmarks;

Property lines of proposed project area;

Contour lines at vertical intervals of not more than two feet (including location and elevation to which contour lines refer);

Acreage or square footage of the project;

Wetlands (both state and federal jurisdiction), streams, lakes, ponds or other bodies of water within the subject property or within 50 feet of any boundary of the property; intermittent streams and natural drainageways also should be shown;

[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 lines and/or waterlines;

[h]

Scale of map and North arrow;

[i]

Existing roads and easements.

Mapping of the soils and underlying geology of the project area, including:

Soil types, including depth, slope, texture and structure;

Hydrologic soil group classifications and soil rated permeabilities in inches per hour;

Soil constraints, including depth to bedrock, depth to seasonal high-water table;

Geologic formations underlying the project area and extending 50 feet beyond all property boundaries;

Describe aquifer characteristics of formations; highlight special formations such as limestone.

[5]

A map of proposed alterations to the project area, including:

Changes to land surface and vegetative cover, including zones of disturbance, zones of nondisturbance;

Areas of cuts;

Areas of fill;

Structures, roads, paved areas, and buildings;

Proposed stormwater control provisions, both nonstructural and structural facilities;

[f]

Finished contours at intervals of not more than two feet.

[6]

Calculations and description of the amount of runoff from the project area and the upstream watershed area, including:

Method of calculation and figures used (including square footages for impervious surfaces of buildings, driveways, parking areas, etc.);

Factors considered.

[7]

The time schedule for land disturbance activities, including:

Cover removal, including all cuts and fills;

Installation of erosion and sediment control facilities and practices;

Installation of improvements, including streets, storm sewers, underground utilities, sewer lines and waterlines, buildings, driveways, parking areas, recreational facilities, and other structures;

Program of operations to convert erosion and sedimentation controls to permanent stormwater management facilities, including a chart of the relative time sequence of activities.

[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:

Purpose and relationship to the objectives of this chapter;

Establishment of permanent vegetation or other soil-stabilization measures;

Installation of infiltration facilities, rooftop storage, cisterns, seepage pits, french drains, etc., to serve individual buildings;

Use of semipervious materials for driveways, parking areas, etc.;

Types, locations and dimensioned details of facilities for stormwater detention and conveyance and for groundwater recharge;

[f]

Design considerations and calculations supporting the stormwater management program;

[g]

Location of drainage easements.

[9]

A narrative description of the maintenance procedures for both temporary and permanent control facilities, and of ownership arrangements, including:

The methods and frequency of removing and disposing of sedimentation and other materials collected in control facilities, both during and upon completion of the project;

The methods and frequency of maintaining all other control facilities, as necessary;

The proposed ownership and financial responsibility for maintenance of the permanent control facilities, including drainage and other easements, deed restrictions, and other legally binding provisions.

Traffic impact study.

The Board shall require a traffic impact study as part of the application for subdivision and land development under any one of the following conditions:

The plan proposes a development of 25 or more units.

Any proposal which will generate a potential of 250 or more trips per day, based on the standards of the Institute of Transportation Engineers.

Any plan when, in the opinion of the Board of Supervisors, the site development is expected to have a significant impact on the safety and/or traffic flow of the surrounding roadway network.

Traffic impact studies shall be prepared in compliance with the latest edition of PennDOT Publication 282, Chapter 2, Section II. The cost of said study shall be the responsibility of the applicant.

The traffic impact study shall be submitted by the applicant for review by the Township Engineer. Said study shall meet with the satisfaction of the Board prior to plan approval.

The traffic impact study shall conclude with a list of required improvements, including their estimated cost, timing and who will be responsible for their installation, subject to review by the Township Engineer.

Fiscal impact analysis.

With respect to any proposed development consisting of 25 or more residential dwelling units or 10,000 square feet or more of gross floor area to be devoted to nonresidential uses, the preliminary plan submission shall be accompanied by a fiscal impact analysis reporting the results of a study of the fiscal impact of the proposed development on the Township of West Vincent performed by a qualified professional. It shall project the primary costs that will be incurred by the Township and the immediate revenues that will be generated to the Township as a consequence of the proposed subdivision or land development. The fiscal impact analysis shall employ the Per Capita Multiplier Method for proposed residential development and the Case Study Method for proposed nonresidential development, as described in the most recent edition of the Practitioner's Guide to Fiscal Impact Analysis published by the Center for Urban Policy Research (Rutgers University, New Brunswick, NJ). Demographic information by housing type, average expenditures including budgetary information and operating costs, and estimates of excess or deficit service capacity and expected local service responses for use in the fiscal impact study and analysis shall be obtained from the Township staff.

In lieu of the submission of a fiscal impact analysis as described in this subsection, a developer may submit a written undertaking, in a form satisfactory to the Township Solicitor, to make an unrestricted contribution to the Township at the time of final subdivision and land development plan approval or at the time of application for building permits necessary to commence construction of the proposed development, as the Board shall determine and in an amount promulgated from time to time by resolution of the Board.

Preliminary greenway ownership and management plan.

Using the preliminary plan as a base map, the boundaries, acreage and proposed ownership of all proposed greenway, open space or common areas shall be shown, including a plan containing the following information:

Proposed ownership, use restrictions, improvement and building limitations;

Necessary regular and periodic operation and maintenance responsibilities for the various forms of greenway lands or open space (i.e., lawns, playing fields, meadow, pasture, cropland, woodlands, etc.), including mowing schedules, control of invasive plants, etc.; and

Estimate of staffing needs, insurance requirements, and associated costs, and defining the means for funding the maintenance of the greenway land and operation of any common or public facilities on an ongoing basis. Such funding plan shall include the means for funding long-term capital improvements as well as regular yearly operating, maintenance and capital reserve costs.

At the Township's discretion, the applicant may be required to escrow sufficient funds for the maintenance and operation costs of common or public facilities for up to 18 months in accordance with the applicable provisions of Article VIII of this chapter.

Any changes to the maintenance plan shall be approved by the Board of Supervisors.

Proof of adjacent property owner notification. Verification that all property owners within 500 feet of the tract boundaries of the proposed subdivision or land development have been notified of the proposed plans via certified mail, returned receipt required.

Proof of ownership. A deed or agreement of sale, evidencing that the applicant is the legal or equitable owner of the land to be subdivided or developed, shall be shown.

Title report. The applicant shall provide a current title report prepared by a title insurance or title abstract company showing all easements and encumbrances of record regarding the property which is to be subdivided or developed.

Preliminary engineering certification. Prior to approval of the preliminary plan, the applicant shall submit to the Planning Commission a "preliminary engineering certification" that the approximate layout of proposed streets, house lots, and greenway lands complies with the Township's Zoning and Subdivision and Land Development Ordinances, particularly those sections governing the design of subdivision streets and stormwater management facilities. This certification requirement is meant to provide the Township with assurance that the proposed plan is able to be accomplished within the current regulations of the Township. The certification shall also note any waivers needed to implement the plan as drawn.

Ordinance relief report. The applicant shall provide a report which identifies any conditional uses, special exceptions, and/or variances necessary or granted, along with the applicable decisions of the Zoning Hearing Board and/or Board of Supervisors. The report shall also identify all subdivision waivers requested along with reasons why the waivers are needed in accordance with § 315-70 of this chapter.

§ 315-14 Final plan.

Final plans shall conform in all important details to the detailed preliminary plan, including any conditions specified by the Board. A detailed final plan shall consist of and be prepared in accordance with the following:

Drafting standards. All drafting standards as required in § 315-13B shall apply, except that final plans shall be prepared at the scale of either one inch equals 100 feet or one inch equals 50 feet, at the discretion of the Board of Supervisors. If drawn at one inch equals 50 feet, an additional plan at one inch equals 100 feet or one inch equals 200 feet may also be required, with fewer details, to provide reviewers with an overall picture of the entire layout of house lots, streets, open space, etc. However, final plans for low-density "Tier I" subdivisions shall generally not be required to be prepared at scales more detailed than one inch equals 100 feet, unless special conditions exist on the site. All linear dimensions shall be shown to the nearest 0.01 of a foot.

Existing resources and site analysis plan. A plan as stipulated in § 315-13D consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final approval.

Final impact analysis and resource conservation plan.

This plan shall comply with all of the requirements for the preliminary impact analysis and resource conservation plan, as set forth in § 315-13E, to reflect all proposed improvements described in the other final plan documents as required under § 315-14 herein.

In addition to the requirements of § 315-13E, the applicant shall submit an accompanying resource assessment report divided into the following sections: a) description of existing resources (as documented in § 315-13D); b) impacts of the proposed subdivision on existing resources, correlated to the areas depicted in the final resource conservation plan; and c) measures taken to minimize and control such impacts both during and following the period of site disturbance and construction. The qualifications and experience of the preparer of this report shall be provided.

Final title plan. A plan that shall contain:

All information required in § 315-13G.

Final subdivision or development name, if different from that shown on the preliminary plan.

Sufficient data to determine readily the location, bearing and length of every lot and boundary line and to produce such lines upon the ground, including all dimensions, angles, and bearings of the lines. The gross tract acreage and adjusted tract area shall be shown. For each lot created, including areas to be dedicated to public use, the gross and net lot area shall be indicated to the nearest 0.001 of an acre. For lot sizes smaller than one acre, the lot area shall be indicated by square feet.

For residential subdivisions, proposed driveway locations and the names of all streets, as approved in writing by the United States Postal Service, County Emergency Services Department and local fire companies, and house numbers as assigned by the Township shall be shown.

Permanent concrete control and reference monuments, as required by § 315-35 of this chapter.

The location of all percolation tests and test pits approved by the Chester County Health Department shall be indicated within lots or within undivided open space (with appropriate easements).

Final improvements construction plan. Where public or private improvements other than monuments and street traffic signs are to be required for any subdivision or land development, an improvements construction plan and specifications, prepared by a registered professional engineer, shall be filed, setting forth the nature and location of the work and all engineering data necessary for completion of the work. The improvements construction plan and specifications shall be subject to approval of the Township Engineer and the Board of Supervisors as a prerequisite to approval of the final plan. The improvements construction plan shall conform with the following standards and contain the following information:

All information required in § 315-13H.

Profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, properly labeled:

Existing natural profile along both cartway edges or along the center line of each street.

Proposed finished grade of the center line or proposed finished grade at the top of both curbs.

The length of all vertical curves.

Size and elevations of existing and proposed sanitary sewer mains and manholes.

Size and elevations of existing and proposed water facilities and fire hydrants.

Size and elevations of existing and proposed storm sewer facilities and drainage improvements.

The profile sheets shall be legibly drawn at one of the following scales:

Scale	Feet Horizontal	Feet Vertical
1 inch equals	10	1
1 inch equals	20	2
1 inch equals	40	4
1 inch equals	50	5

The following data for the cartway edges (curblines) and right-of-way lines of all recorded (except those which are to be vacated) and/or proposed streets and sidewalks within or abutting the property.

The length (in feet and hundredths of a foot) of all straight lines and of the radius and the arc (or chord) of all curved lines (including curved lot lines).

The width (in feet) of the cartway, existing right-of-way and of the ultimate right-of-way, and (in degrees, minutes and seconds) of the delta angle of all curved lines, including curved lot lines.

The width, location, thickness and construction material for all sidewalks or footpaths to be provided.

Notification from PennDOT or the Township shall be provided confirming that a highway occupancy permit will be issued after preliminary approval.

If required, a plan, details and specifications of streetlights to be installed, together with the necessary contract for streetlight installation for approval by the Township.

Design of any stormwater management facilities that may be required. The designs shall conform to all applicable state and Township requirements.

Where off-site or community 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.

Where off-site or central water service or water supply is to be provided, the final design, including location and size of water service facilities within the subdivision, shall be shown, including wells, storage tanks, pumps, mains, valves and hydrants. The plan shall contain a statement that the placement of fire hydrants and the components of the system have been reviewed by the appropriate Fire Chief and that both are compatible with the firefighting methods and equipment utilized by local fire companies.

Where individual on-lot sewage systems are to be provided, the location described in metes and bounds of the primary and secondary absorption areas and a statement indicating that such description shall be recorded with the deed for any and all affected lots.

Any bridges must be approved by all agencies with jurisdiction thereof, such as the Pennsylvania Department of Environmental Protection and Department of Transportation.

(11)

A sewage planning module approved by the Pennsylvania Department of Environmental Protection and/or the Chester County Health Department.

(12)

All other improvements as required by this chapter.

Final stormwater management and erosion and sedimentation control plan. A final plan or plans for the management of stormwater, including the control of erosion and sedimentation during the course of site preparation or any other land disturbance, shall be submitted. The plan shall incorporate the revisions required by the Township, the County Conservation District, and/or the Department of Environmental Protection as part of the review of the preliminary plans.

Final greenway ownership and management plan. Using the final plan as a base map, the boundaries, acreage and proposed ownership of all proposed greenway areas shall be shown. A narrative report shall also be prepared indicating how and by whom such greenway areas will be managed, and demonstrating the applicant's compliance with Article XX of Chapter 390, Zoning, of the Township's Code.

Final landscape plan. A landscape plan which meets all requirements of § 315-46 shall be prepared by a landscape architect registered in the Commonwealth of Pennsylvania.

Community association document.

A community association document, also known as a homeowners' association document or a condominium association document, shall be provided for all subdivision and land development applications which propose lands or facilities to be used or owned in common by all the residents of that subdivision or land development and not deeded to the Township. Such documents shall be in compliance with the Pennsylvania Uniform Planned Community Act (as to a homeowners' association document) or the Pennsylvania Uniform Condominium Act (as to a condominium association document), as the case may be.

The elements of the community association document shall include, but shall not necessarily be limited to, the following:

A description of all lands and facilities to be owned by the community association. This description shall include a map of the proposal highlighting the precise location of those lands and facilities.

Statements setting forth the powers, duties and responsibilities of the community association, including the services to be provided.

A declaration of covenants, conditions, and restrictions, giving perpetual easement to the lands and facilities owned by the community association. The declaration shall be a legal document which also provides for automatic association membership for all owners in the subdivision or land development and shall describe the mechanism by which owners participate in the association, including voting, elections, and meetings. Furthermore, it shall give power to the association to own and maintain the common property and to make and enforce rules.

Statements prescribing the process by which community association decisions are reached and setting forth the authority to act.

Statements requiring each owner within the subdivision or land development to become a member of the community association.

Statements setting cross covenants or contractual terms binding each owner to all other owners for mutual benefit and enforcement.

Statements that the community association document shall be provided to all prospective lot buyers/owners at the time of the agreement of sale and shall be referenced on the deed for each lot.

(h)

Requirements for all owners to provide a pro-rated share of the cost of the operations of the community association.

(i)

A process of collection and enforcement to obtain funds from owners who fail to comply.

(j)

A process for transition of control of the community association from the developer to the unit owners.

(k)

Statements describing how the lands and facilities of the community association will be insured, including limit of liability.

(l)

Provisions for the dissolution of the community association, in the event the association should become inviable.

Disclosure of the community association document shall be provided to all prospective lot buyers/owners at the time of the agreement of sale and shall be referenced on the deeds for all lots within the subdivision.

Performance guarantee.

Performance guarantees shall be posted by the applicant/developer prior to release of the approved final plans by the Board of Supervisors for recordation (in the form of a bond, irrevocable letter of credit, cash or cash equivalent in escrow).

The performance guarantee shall be established in conformance with the provisions of § 315-26 of this chapter.

Additional approvals, certificates and documents.

An affidavit stating that the applicant is the owner or equitable owner of the land proposed to be subdivided.

A statement, duly acknowledged before an officer authorized to take such acknowledgement and signed by the owner or owners of the property, to the effect that the owner or owners freely consent to the subdivision or land development shown on the final plan and desire to record the same.

All offers of dedication of realty or structures and all declarations, easements and covenants governing the reservation and maintenance of undedicated open space for the final plan shall be in such form as shall be satisfactory to the Board of Supervisors.

A copy of such deed restrictions, easements, covenants and declarations which are to be imposed upon the property to comply with the final plan as approved by the Board of Supervisors. All such documents shall be in such form as is satisfactory to the Board of Supervisors.

Evidence of approval or preliminary approval or waiver by proper federal, state or county authorities as may have been required to subdivide or develop the land as proposed in the final plan.

Certification of the engineer, land surveyor, landscape architect or land planner who prepared the plan that the plans are in conformity with zoning, building, sanitation, subdivision and other applicable Township ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception or waiver has been authorized.