A.
It is strongly suggested that the applicant submit a sketch plan
as a basis for informal discussion with the Planning Commission and,
as appropriate, the Borough Council as to the intended use and arrangement
of a proposed subdivision or land development.
B.
The applicant may submit whatever information he deems useful. To the degree of detail feasible at the time of sketch plan submission, the applicant is encouraged to identify upon the sketch plan the site features to be included in the site analysis requirements of the conservation plan, as stipulated in § 97-43D(1) below, to facilitate the fullest possible response from the Planning Commission. At minimum, the applicant is encouraged to submit the following items:
(1)
The name and address of the owner and applicant.
(2)
Scale of sketch and graphic scale; said plans need not be exactly
to scale, nor are precise dimensions required, but it should be clearly
titled "Sketch Plan."
(3)
Approximate tract boundaries.
(4)
North arrow.
(5)
Location map.
(6)
Streets in and adjacent to the tract.
(8)
Proposed general lot, building and street layouts.
(9)
In the case of land development plans, proposed general layout, including
building locations, parking lots, open spaces, and green space.
(10)
A table comparing Zoning Code requirements with development
requirements.
(11)
Any feature shown on the Official Map.
A preliminary plan shall consist of and be prepared in accordance
with the following:
A.
Drafting standards.
(1)
The plan shall be drawn to a scale in no case larger than one inch
equals 20 feet, or smaller than one inch equals 100 feet.
(2)
When dimensions are finally determined, such dimensions shall be
set in feet and decimal parts thereof, bearing in degrees, minutes
and seconds. (Errors of closure shall not be more than one part per
10,000).
(3)
Each sheet shall be titled and 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.
B.
Site design and layout plan.
(1)
A key map for the purpose of locating the site to be subdivided or
developed, at a scale of not less than one inch equals 800 feet, 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 shall be provided.
(2)
Plans, other maps, and other data.
(a)
A series of maps, prepared according to Subsection A above with accompanying narrative as needed, shall be provided, showing the following:
[1]
The proposed subdivision or land development name or identifying
title.
[2]
The name and address of the landowner of the tract and of the
authorized agent, if any.
[3]
The name, address, e-mail address, and telephone number of the
registered engineer or surveyor responsible for the plan. All plans
showing the proposed subdivision of land must be actually prepared
by a surveyor registered in the Commonwealth of Pennsylvania. If an
architect or landscape architect collaborated in the preparation of
the plan, his name and address also shall appear.
[4]
Zoning information, including applicable district, lot size
and yard requirements, proof of any variance or special exception
which may have been granted, and any zoning boundaries that traverse
or are within 200 feet of the tract.
[5]
Tract boundaries showing bearings and distances.
[6]
Total acreage of the tract.
[7]
The original date of preparation, revision dates, North point,
and graphic scale.
[8]
The names of all owners of all adjacent lands, the names of
all adjacent proposed and existing subdivisions and the locations
and dimensions of all streets and/or right-of-way easements shown
thereon.
[9]
The locations and dimensions of all existing streets, railroads,
sewers and sewage systems, aqueducts, water mains and feeder lines,
fire hydrants, gas, electric and oil transmission lines, watercourses,
buildings, sources of water supply, easements, areas subject to special
deed restrictions and other significant features within the property
or within 300 feet of any part of the property proposed to be developed
or subdivided.
[10]
The locations and widths of all streets or other public ways
or places as shown upon an adopted local county, or state plan, if
such plan exists for the area to be subdivided or developed.
[11]
Locations of all historically significant sites and structures
on the tract or on any abutting property.
[12]
Locations of walkways and paths (pedestrian, bicycle, etc.)
that have been in public use, with proposals for their continued protection
through easement or otherwise.
[13]
A full plan of the development, showing proposed lot layout
with lots numbered in consecutive order and individual lot dimensions
sufficiently detailed to demonstrate to the Borough how the proposed
layout compares to zoning requirements and that it is mathematically
attainable within the parcel being subdivided and location of areas
to be subject to easements of any kind. 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.
[14]
Any feature shown on the Official Map.
(b)
Where the plan submitted covers only a part of the applicant's
entire land, a sketch of a prospective future street system of the
submitted part will be considered in light of adjustments and connections
with future streets in the part not submitted.
(c)
In addition to all other requirements, plans for traditional
neighborhood or multifamily developments also shall include the following
information:
(d)
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 50 feet wide.
(3)
The applicant shall procure from appropriate sources statements of
availability of public water and public sewer capacity.
(4)
A statement or certificate by the applicant indicating that the plans
are or are not in conformity with engineering, zoning, subdivision,
building, sanitation and other applicable Borough chapters and regulations
shall be provided and, if they are not so conforming, the reasons
for requesting an exception. Proposed zoning changes shall note the
proposed locations of buildings in connection therewith.
C.
Improvements construction plan.
(1)
A statement describing proposed public improvements, including streets
and gutters, a typical cross-section diagram of proposed street construction
and the facilities for public water supply and public sewage disposal
shall be provided.
(2)
A plan or plans showing location, width and names of all proposed
streets and street rights-of-way shall be provided, including all
street extensions as are reasonably necessary to provide adequate
street connections and facilities to adjoining developed or undeveloped
areas; all driveways or street connections to existing streets; preliminary
profiles for proposed streets; proposed minimum setback line for each
street; location and dimensions of playgrounds, public buildings,
public areas and parcels of land proposed to be dedicated or reserved.
(3)
A plan showing any sanitary sewage facility, including the location
and grade of sewers and the size and location of laterals from the
street, shall be provided.
(4)
A plan showing the design of any water distribution facilities, including
the size and location of water mains, fire hydrants or other water
sources, shall be provided.
(5)
If land to be subdivided lies partly in another municipality, the
applicant shall submit information concerning the location and design
of streets, layout and size of lots and provision of public utilities
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.
(6)
Where the applicant proposes to install the improvements in sections,
he shall submit, with the preliminary plan, pursuant to Section 508
of the PA MPC,[1] a delineation of the proposed schedule of deadlines within
which applications for final approval of each section are intended
to be filed.
[1]
Editor's Note: See 53 P.S. § 10508.
D.
Conservation plan. A conservation plan shall include the following
minimum information:
(1)
Site inventory of existing features. The applicant shall identify
the following site features, as applicable, by displaying them on
the property base map:
(a)
Topography, the contour line intervals of which shall be not
more than two feet. Location and elevation to which contour elevations
refer shall be identified; where reasonably feasible, this shall be
a known established benchmark. Slopes exceeding 15% shall be clearly
indicated.
(b)
The location and delineation of ponds, streams, wetlands (as
delineated on the National Wetlands Inventory Maps and/or as defined
by the Pennsylvania Department of Environmental Protection) and natural
drainage swales, areas of wet soils and 100-year floodplain boundaries.
Where the proposed subdivision and/or land development lies partially
or completely within any identified floodplain area or wetland area
or where such activities border on any identified floodplain area
or wetland area, the conservation plan shall include a map showing
the following:
[1]
The location and elevation of proposed roads, utilities, building
sites, fill, and flood or soil erosion protection facilities.
[2]
The 100-year floodplain. Elevations shown shall be those determined
by the Federal Insurance Administration or from other known sources
or, in the absence of such, shall be as calculated by the applicant.
(c)
Soil types, as mapped by the Soil Conservation Service and accompanying
data tabulated for each soil, including its name, depth to seasonal
high-water table, and depth to bedrock.
(d)
Type of vegetative cover on the property. Areas occupied by
trees six inches DBH and greater, along with the species of such trees.
(e)
Historic resources, including structures, ruins, sites, traces,
and relationship to the boundaries of any National Register Historic
District.
(f)
Existing or proposed paths, trails, and walkways.
(g)
A delineation of those portions of the tract visible from adjacent
public streets.
(2)
Impact assessment. The site features identified as per Subsection D(1) above shall be shown on plan map(s) at the same scale as plan map(s) submitted, in order to determine the locational relationship of identified site features to development as proposed, including proposed structures, roads, driveways, parking areas, stormwater management facilities, recreation facilities, sewage or water lines or facilities, changes to natural grade and vegetation removal.
E.
Drainage plan. A drainage plan prepared in accordance with the provision in Chapter 94 of the Borough Code shall be submitted.
F.
Transportation impact studies. If required by § 97-38.2, a transportation impact study shall be submitted with the preliminary plan.
G.
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
Final plans shall conform in all important details to preliminary
plans, including any conditions specified by Borough Council in its
approval of the preliminary plan. A final plan shall consist of and
be prepared in accordance with the following:
A.
Drafting standards.
(1)
Subdivision or land development plans submitted for review for final
approval shall be clean and legible prints of the drawings. Upon completion
of review and for signature by Borough Council, clean and legible
copies of all plans shall be submitted. Space shall be provided on
the face of the plans for signatures of Council President, Borough
Secretary, Borough Planning Commission, Chester County Planning Commission,
and Recorder of Deeds.
(2)
Final plans shall be on sheets not larger than 34 by 44 inches overall
and not smaller than 17 by 22 inches. Where necessary to avoid sheets
larger than the maximum size prescribed above, final plans shall be
drawn in two or more sections, accompanied by a key diagram showing
relative location of the sections. The scale shall not be less than
one inch equals 100 feet or more than one inch equals 20 feet. All
dimensions shall be shown in feet and hundredths of a foot.
B.
Site design and layout plan. The following shall be provided:
(2)
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 or bearings of the lines
and dedicated to public use. The gross and net area of the tract shall
be included.
(3)
For residential subdivisions and land developments, the proposed
house locations and names of all streets.
(4)
Location of permanent reference monuments and certification by the
registered engineer or land surveyor that the monuments shown thereon
exist as located and that all dimensions and geodetic details are
correct.
(5)
A certificate of title showing the ownership of the land to be vested
in the subdivider or other applicant for plan approval.
(6)
A statement duly acknowledged before an officer authorized to take
acknowledgments of deeds and signed by the owner or owners of the
property, to the effect that the subdivision or land development shown
on the final plan is made with his or their free consent and in accordance
with his or their new desires.
(7)
All offers of dedication and covenants governing the reservation
and maintenance of undedicated open space, which shall bear the certificate
of approval of the Borough Solicitor as to their legal sufficiency.
(8)
A copy of such private deed restrictions, including building setback
lines, as may be imposed upon the property as condition to sale, together
with a statement of all restrictions previously imposed which may
affect the title of the land being subdivided. Such restrictions shall
be satisfactory to Borough Council.
(9)
Such certificates of approval (or of preliminary approval) by proper
authorities of the State as may have been required by Borough Council
or by this chapter.
(10)
A certificate by the registered engineer or land surveyor who prepared
the plans that such plans are in conformity with zoning, building,
subdivision and other applicable Borough chapters and regulations.
In any and all instances where such plans do not conform, evidence
shall be presented that an exception or modification has been granted
or authorized.
C.
Improvements construction plan. Where public 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 professional engineer registered in Pennsylvania 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 review by
the Planning Commission and approval by Borough Council as a prerequisite
to approval of the final plan. The improvements construction plan
shall conform to the following standards and shall contain the following
information:
(2)
A plan of street profiles and cross sections shall be submitted,
incorporating the following information:
(a)
The profile plan shall show the vertical section of the existing
grade at existing center line and right-of-way lines and proposed
grade along the center line of the proposed street. Where storm drainage
and/or sanitary sewer lines are to be installed, they also shall be
indicated on the profile plan.
(b)
A typical cross section of street construction shall be shown
on the profile plan and shall indicate the following:
[1]
Right-of-way width and the location and width of paving within
a right-of-way.
[2]
Type, thickness and crown of paving.
[3]
The location, width, type and thickness of sidewalks to be installed.
[4]
Typical location, size and depth of any underground utilities
that are to be installed in the right-of-way, where such information
is available.
(3)
If required, a plan for location and type of street lights to be
installed, together with the necessary contract for street light installation
for approval by the Borough.
D.
Conservation plan. A conservation plan as stipulated in § 97-43D, consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final approval shall be provided.
E.
Drainage plan. A drainage plan prepared in accordance with the provision in Chapter 94 of the Borough Code shall be submitted.
F.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
