The provisions of this article shall apply to all subdivision
and land development applications in the Township of West Vincent.
For the convenience of applicants, the Township provides a complimentary
Plan Requirements Checklist listing all the documents that this chapter
requires to be submitted at each step of the review process. Copies
of this checklist are contained in Appendix A of this chapter and
are available from the Township Office.[1] The checklist also facilitates review by Township staff
and officials as they review each application for completeness and
conformance with relevant ordinance provisions.
[1]
Editor's Note: Appendix A is an attachment to this chapter.
A.
A sketch plan may be submitted by the subdivider or developer as a basis for informal discussion with the Township Board of Supervisors, the Township Planning Commission, and the Chester County Planning Commission. Sketch plan submission is strongly encouraged by the Township as a way of helping applicants and Township officials develop a better understanding of the property and to help establish an overall design approach that respects its special or noteworthy features while providing for the density permitted under Chapter 390, Zoning, of the Township's Code. When a sketch plan is submitted to the Board it will serve as a diagrammatic basis for informal discussion with the Planning Commission as to the intended use and arrangement of a proposed subdivision or land development. The applicant is therefore encouraged to follow the Five-Step Design Process contained in § 315-13F of this chapter.
B.
The applicant may submit whatever information he deems useful. However, to provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, it is suggested that the sketch plan include the information listed below. Many of these items can be taken directly from the existing resources and site analysis plan, a document that is required to be prepared and submitted no later than the date of the site inspection, which precedes the preliminary plan (see § 315-13D) and which applicants are strongly encouraged to prepare as part of the sketch plan submission.
(1)
Name and address of owner/applicant.
(2)
Name and address of the applicant's engineer, surveyor, planner,
architect, landscape architect, or site designer, if available.
(3)
Graphic scale (not greater than one inch equals 200 feet; however,
dimensions on the plan need not be exact at this stage).
(4)
Approximate tract boundaries, sufficient to locate the tract on a
map of the Township.
(5)
North arrow.
(6)
Location map, zoning district, one-hundred-year floodplain limits,
and approximate location of wetlands, if any.
(7)
Streets on and adjacent to the tract (both existing and proposed).
(8)
Topographical and physical features, including existing structures,
wooded areas, hedgerows and other significant vegetation, topographic
contours at an interval of five feet, steep slopes (over 25%), soil
types, ponds, streams within 200 feet of the tract, and existing rights-of-way
and easements.
(9)
Schematic layout indicating a general concept for land conservation
and development ("bubble" format is acceptable).
(10)
In the case of residential developments located in the RC, R-3
and R-2 Residential Districts, a comparison of the design options
permitted in the applicable district.
(11)
In the case of land development plans, proposed general layout,
including building locations, parking lots, and open spaces.
A preliminary plan shall consist of and be prepared in accordance
with the following:
A.
Conceptual preliminary plan. The submission requirements for a conceptual preliminary plan are the same as those for sketch plans contained in § 315-12B above, in addition to the requirements contained in this section. Any discrepancies shall be interpreted in favor of the requirements of this section, which are mandatory.
B.
Drafting standards.
(1)
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.
(2)
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).
(3)
Each sheet shall be numbered and shall show its relationship to the
total number of sheets.
(4)
The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
(5)
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.
(6)
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.
(7)
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.
C.
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:
(1)
Topography (from USGS maps).
(2)
Streams and watercourses, drainage basins and subbasins.
(3)
Wetlands (from maps published by the United States Fish and Wildlife
Service or the United States Department of Agriculture Natural Resources
Conservation Service).
(4)
Woodlands over 1/2 acre in area (from aerial photographs).
(5)
Ridgelines.
(6)
Public roads, trails, utility easements, pipelines, and rights-of-way.
(7)
Public land and land protected under conservation easements.
(8)
Zoning district lines and boundaries.
(9)
Existing property lines.
(10)
Names of owners of all properties and the names of all subdivisions.
D.
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]
(1)
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.
(2)
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.
(3)
The location, delineation and identification of any resource included
within the Chester County Natural Areas Inventory.
(4)
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.
(5)
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:
(6)
Ridgelines and watershed boundaries shall be identified.
(7)
A viewshed analysis showing the location and extent of views into
the property from public roads and from adjoining properties.
(8)
Visual resources.
(9)
Geologic formations on the proposed development parcel, based on
available published information or more detailed data obtained by
the applicant.
(10)
The location and dimensions of all existing streets, roads,
buildings, utilities and other man-made improvements, including wells
and sewer systems.
(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.
E.
Preliminary impact analysis and resource conservation plan.
(1)
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.
(2)
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.
F.
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]
(1)
Step 1: Delineation of greenway lands.
(c)
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.
(d)
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.
(2)
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.
(3)
Step 3: Alignment of streets and trails. Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in § 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.
(4)
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.
(5)
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.
(6)
Applicants shall submit five separate sketch maps indicating the
findings of each step of the design process and/or a composite map.
G.
Preliminary title plan. The plan shall include the following:
(1)
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.
(2)
A map or series of maps, prepared according to Subsection B of this section above, with accompanying narrative as needed, showing the following:
(a)
Proposed subdivision or land development name or identifying
title and deed book and page reference(s) applicable to the subject
property.
(b)
Name and address of the landowner of the tract or of his authorized
agent, if any.
(c)
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.
(d)
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.
(e)
Tract boundaries, showing bearings and distances.
(f)
Total acreage of the tract.
(g)
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:
[1]
Building envelope showing setback lines and yard area requirements.
[2]
Proposed easements and rights-of-way.
[3]
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.
[4]
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.
(3)
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.
(4)
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.
H.
Preliminary improvements construction plan. The plan shall include
the following:
(1)
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.
(2)
Existing and approximate proposed lot lines, any existing easements
and rights-of-way.
(3)
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.
(4)
Approximate location of proposed swales, drainage easements, stormwater
and other management facilities.
(5)
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.
(6)
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.
(7)
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.
(8)
Limit of disturbance line.
(9)
Location and dimensions of playgrounds, public buildings, public
areas and parcels of land proposed to be dedicated or reserved for
public use.
(10)
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.
[1]
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.
(a)
Utility easement locations.
(b)
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).
(c)
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.
(d)
The tentative location of on-site sewage and water facilities.
(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.
I.
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:
(1)
Sewer and water feasibility report.
(a)
The report shall identify the availability and adaptability
of any sewer and water facilities in or near the proposed subdivision
or land development.
(c)
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.
(d)
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.
(e)
The following items, when incorporated in the report, shall
constitute adequate fulfillment of this requirement:
[1]
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.
[2]
An evaluation of costs and public interest factors in providing
water disposal and water supply by three different means:
[3]
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.
[4]
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.
(2)
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.
(3)
Erosion and sedimentation control plan.
(a)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
The following control measures are typical of the type required
in an effective erosion and sedimentation control plan:
[1]
The smallest practical area of land should be exposed at any
given time during development.
[2]
When land is exposed during development, the exposure shall
be kept to the shortest practical period of time.
[3]
Where necessary, temporary vegetation and/or mulching should
be used to protect areas exposed during development.
[4]
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.
(g)
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.
(4)
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:
(a)
The applicant and/or his engineer shall confer with the Township
Engineer prior to the preparation of a stormwater management plan.
(b)
The plan shall be submitted to the Chester County Conservation
District for its review and approval.
(c)
The stormwater management plan shall be reviewed by the Township
Engineer, who shall submit a report thereon to the Township Planning
Commission.
(d)
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:
[2]
A map of the total watershed in which the project is located
(a USGS quadrangle map is sufficient).
[3]
Mapping of various physical features of the project area, 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 (including location and elevation to which contour lines
refer);
[d]
Acreage or square footage of the project;
[e]
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.
[4]
Mapping of the soils and underlying geology of the project area,
including:
[a]
Soil types, including depth, slope, texture and
structure;
[b]
Hydrologic soil group classifications and soil
rated permeabilities in inches per hour;
[c]
Soil constraints, including depth to bedrock, depth
to seasonal high-water table;
[d]
Geologic formations underlying the project area
and extending 50 feet beyond all property boundaries;
[e]
Describe aquifer characteristics of formations;
highlight special formations such as limestone.
[5]
A map of proposed alterations to the project area, including:
[a]
Changes to land surface and vegetative cover, including
zones of disturbance, zones of nondisturbance;
[b]
Areas of cuts;
[c]
Areas of fill;
[d]
Structures, roads, paved areas, and buildings;
[e]
Proposed stormwater control provisions, both nonstructural
and structural facilities;
[f]
Finished contours at intervals of not more than
two feet.
[7]
The time schedule for land disturbance activities, 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 lines and waterlines, 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.
[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 individual
buildings;
[d]
Use of semipervious materials for driveways, parking
areas, etc.;
[e]
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:
[a]
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;
[b]
The methods and frequency of maintaining all other
control facilities, as necessary;
[c]
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.
(5)
Traffic impact study.
(a)
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:
[1]
The plan proposes a development of 25 or more units.
[2]
Any proposal which will generate a potential of 250 or more
trips per day, based on the standards of the Institute of Transportation
Engineers.
[3]
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.
(b)
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.
(c)
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.
(d)
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.
(6)
Fiscal impact analysis.
(a)
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.
(b)
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.
J.
Preliminary greenway ownership and management plan.
(1)
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:
(a)
Proposed ownership, use restrictions, improvement and building
limitations;
(b)
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
(c)
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.
(2)
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.
(3)
Any changes to the maintenance plan shall be approved by the Board
of Supervisors.
K.
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.
L.
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.
M.
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.
N.
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.
O.
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.
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:
A.
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.
B.
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.
C.
Final impact analysis and resource conservation plan.
(2)
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.
D.
Final title plan. A plan that shall contain:
(2)
Final subdivision or development name, if different from that shown
on the preliminary plan.
(3)
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.
(4)
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.
(6)
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).
E.
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:
(2)
Profile sheets for all proposed streets within the tract. Such profiles
shall show at least the following information, properly labeled:
(a)
Existing natural profile along both cartway edges or along the
center line of each street.
(b)
Proposed finished grade of the center line or proposed finished
grade at the top of both curbs.
(c)
The length of all vertical curves.
(d)
Size and elevations of existing and proposed sanitary sewer
mains and manholes.
(e)
Size and elevations of existing and proposed water facilities
and fire hydrants.
(f)
Size and elevations of existing and proposed storm sewer facilities
and drainage improvements.
(g)
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
|
(3)
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.
(a)
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).
(b)
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.
(c)
The width, location, thickness and construction material for
all sidewalks or footpaths to be provided.
(4)
Notification from PennDOT or the Township shall be provided confirming
that a highway occupancy permit will be issued after preliminary approval.
(5)
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.
(6)
Design of any stormwater management facilities that may be required.
The designs shall conform to all applicable state and Township requirements.
(7)
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.
(8)
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.
(9)
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.
(10)
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.
F.
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.
G.
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.
H.
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.
I.
Community association document.
(1)
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.
(2)
The elements of the community association document shall include,
but shall not necessarily be limited to, the following:
(a)
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.
(b)
Statements setting forth the powers, duties and responsibilities
of the community association, including the services to be provided.
(c)
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.
(d)
Statements prescribing the process by which community association
decisions are reached and setting forth the authority to act.
(e)
Statements requiring each owner within the subdivision or land
development to become a member of the community association.
(f)
Statements setting cross covenants or contractual terms binding
each owner to all other owners for mutual benefit and enforcement.
(g)
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.
(3)
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.
J.
Performance guarantee.
(1)
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).
K.
Additional approvals, certificates and documents.
(1)
An affidavit stating that the applicant is the owner or equitable
owner of the land proposed to be subdivided.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
(7)
All data and information contained in the final plan and the final
improvement construction plan shall also be submitted to the Township
in digital format of the type and format as required by the Board
of Supervisors.
The requirements of Article IV of this chapter may be modified or waived by the Board of Supervisors in the interest of the public health, safety or welfare, as warranted by special circumstances.
