All subdivision and land development plans, supporting plans and information shall be prepared by a licensed engineer, land surveyor or landscape architect in accordance with applicable licensing laws in Pennsylvania. The standards in this article for drafting, scale, type of drawing, and minimum information to be shown shall be followed when submitting such plans for approval.
A. 
To facilitate the fullest possible response from the Planning Commission in its review of the sketch plan and dialogue with the applicant, the applicant is encouraged to submit the following items:
(1) 
Name, address, telephone number, and email address of the applicant, and, if the applicant is not the owner of record, the name, address and telephone number of the record owner and the nature of the applicant's interest in the subject property whether as beneficial owner, or otherwise.
(2) 
Name, address, telephone number, and email address of the person who prepared the plan.
(3) 
Written and graphic scale (however, the plan need not be to exact scale, nor are precise dimensions required).
(4) 
The title: "Sketch Plan."
(5) 
Approximate deed tract boundaries and area of the tract in acres.
(6) 
North arrow, date of original preparation and all revision dates.
(7) 
Location map at suggested scale of one inch equals 2,000 feet.
(8) 
Streets on and adjacent to the tract.
(9) 
Significant topographical and physical features, including contours (maximum ten-foot intervals which may be taken from the latest USGS Quadrangle).
(10) 
General location of wooded areas, probable wetland areas, and watercourses.
(11) 
Proposed general lot, building, and street layout and stormwater management concept proposals.
(12) 
In the case of land development plans, proposed general layout, including building locations, parking areas and parking lots, and open spaces.
(13) 
Whether the property is located either entirely or partially within or adjacent to a designated floodplain district and, if so, the location of the boundaries of such floodplain district.
(14) 
Existing and proposed methods of water supply and sewage disposal and stormwater management.
(15) 
Zoning requirements and the degree to which the plan conforms to the same including: 1) applicable zoning districts; and 2) any variance, special exceptions, conditional uses, and/or amendments (including, without limitation, curative amendments) to Chapter 215, Zoning (including the Zoning Map), which have been granted or will be required for the proposed subdivision and/or land development.
B. 
Drafting of the sketch plan may be done using a CAD program, freehand ink, or pencil to scale on tracing paper, showing entire property boundaries. The scale shall be at the option of the applicant, but is recommended at not more than 200 feet to the inch.
C. 
Photographs of the tract to be subdivided or developed.
A preliminary plan shall consist of and be prepared in accordance with the following minimum standards:
A. 
Drafting standards.
(1) 
The plan shall be drawn to a scale of no less than one inch equals 50 feet.
(2) 
Dimensions shall be set in feet and decimal feet, bearings in degrees, minutes, and seconds, with errors of closure not to exceed one part per 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) 
The original drawing, and all submitted prints thereof, shall be made on sheets of 24 inches by 36 inches.
(6) 
If the preliminary plan requires more than one sheet, a master sheet at a scale not smaller than one inch equals 400 feet showing the location of each section as it relates to the entire tract shall accompany the plan.
(7) 
Drafting shall be legible, not be freehand and must show the entire property boundary.
(8) 
Each sheet shall bear an appropriate title, North arrow, written and graphic scale, and key map showing the location within the Township of the proposed subdivision.
(9) 
Plan certifications by the Board, Chester County Planning Commission, Recorder of Deeds, and the Certificate of Accuracy by project professional must be affixed to the cover sheet of each plan set to be recorded.
(10) 
A note stating the total number of drawings in the plan set must be placed on the cover sheet of each application.
(11) 
Sensitive environmental features, as defined in this chapter, shall be represented using shading, tinting, and other methods of symbolization which clearly differentiate between categories and degree of hazard or constraint associated with each feature.
B. 
Site design and layout standards.
(1) 
A location map for the purpose of locating the tract to be subdivided or developed, at a scale of 1,000 feet to 2,000 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 tract which is the subject of the subdivision and/or land development.
(2) 
A map or series of maps of existing conditions, prepared in accordance with this chapter with accompanying narrative as needed, showing the following:
(a) 
Proposed subdivision or land development name or other identifying title;
(b) 
Name, address, telephone number, and email address of the applicant and, if the applicant is not the owner of record, the name, address, telephone number, and email address of the owner of record and the interest of the applicant in the subject tract, whether beneficial owner or otherwise. The deed book and page number reference of the deed by which the record owner of the subject property holds title, as well as applicable Chester County tax parcel number or numbers assigned to the tract;
(c) 
Name, address, telephone number, email address, signature and seal of the registered professional engineer and land surveyor responsible for the plan;
(d) 
Zoning information with respect to the subject tract and adjacent properties including; applicable zoning districts including designated floodplain districts; any zoning district boundary lines which traverse or are within 200 feet of the tract, relevant lot area, lot width, yard, lot coverage and height requirements, with an indication as to conformance to the same; and any variances, special exceptions, conditional uses, and/or amendments (including, without limitation, curative amendments) to Chapter 215, Zoning (including the Zoning Map), which have been granted or which will be required for the proposed subdivision and/or land development;
(e) 
The date of original preparation and all revision dates, with concise description of each revision;
(f) 
Bearings and distances of all boundaries of the tract and along all existing rights-of-way within and adjacent to the tract, noting all monuments or markers (pins) existing in the ground;
(g) 
Total acreage of the tract to the nearest square foot, and the acreage of the tract for both total (gross) and net lot area;
(h) 
The names and addresses of the record owners of all adjacent tracts (together with the deed book and page number references of their respective deeds by which they hold title, and the Chester County tax parcel number or numbers assigned thereto), the names of all proposed and existing adjacent subdivisions, and the locations and dimensions of any streets, right-of-way easements, and existing deed restrictions;
(i) 
The locations and dimensions of all existing streets, railroads, water wells, storm drains, sewers and sewage systems, stormwater management facilities, water mains and feeder lines, fire hydrants, gas, electric, and oil transmission lines, wetlands and other significant features within the property, and such driveways, intersections and utilities within 100 feet of any part of the property proposed to be developed or subdivided;
(j) 
The locations, widths, and condition of any public or private streets, ways or places, as the same may be shown on an adopted local, county, or state plan, if such plan exists for the area to be subdivided and or developed;
(k) 
Locations of all existing structures on the tract, and distance thereof from lot lines;
(l) 
Contour lines at vertical intervals of not more than two feet. Actual field surveying or aerial photo interpretation shall be required when public improvements are proposed; and
(m) 
Location and elevation of the datum to which contour elevations refer. Datum used shall be a known, established bench mark.
(3) 
A full plan of proposed subdivision or land development, prepared in accordance with this chapter, including as a minimum:
(a) 
A layout plan of proposed streets, accessways, entrances, exits, and rights-of-way, located to scale, showing all radii, points of curve and points of tangent on center lines, and scaled stationing at intervals of 100 feet. Names of streets, and proposed widths of rights-of-way, shoulders, and cartways with a statement of ownership, maintenance responsibilities, and any condition governing their use, shall be shown.
(b) 
The location and arrangement of off-street parking, driveways, and any loading facilities, indicating the number of spaces and dimensions, sidewalks and other pedestrian ways indicating the width and surfacing.
(c) 
Scaled locations of all lot lines, easements existing or proposed, with scale dimensions of each. Each block shall be numbered, and each lot shall be numbered consecutively in a clockwise direction and separately for each block. Proposed building setback lines shall be shown, with dimensions indicated. Lot area (gross and net), in both acres and square feet, shall be shown for each proposed lot. Wetlands must be depicted.
(d) 
Indication of such land to be offered or dedicated for public use and any lots which are intended for commercial or other nonresidential use with a statement of the intended use of all such lots, giving the approximate areas in each case. Proposed parks, playgrounds and other open space areas to be dedicated or reserved for public use shall include a statement of conditions governing such use, ownership and maintenance.
(e) 
Stormwater management systems, showing locations of inlets, sizes of pipe gradients, points of discharge, with indication of surface drainage, percent of slope, shall be indicated on all streets by arrows. These items may be shown as part of the conservation plan as specified in this chapter.
(f) 
Sanitary sewers, if required, with the size and material indicated and any proposed connections with existing or new facilities shall be shown. These items shall be shown as part of the utilities plan as specified in this chapter.
(g) 
The location, size and species of trees and screen plantings to be planted as required for buffering and screening by this chapter.
(h) 
The nature, type and location of water supply systems to serve the subdivision and/or land development, and each lot thereof.
(4) 
The preliminary plan shall be accompanied by the following supplementary data:
(a) 
Tentative profiles along center line and pavement edge of each proposed street indicated on the preliminary plan, showing existing profile dotted and proposed profile solid, at horizontal scale of one inch equals 40 feet, with stationing corresponding with the layout plan. Locations of curbs and/or swales, stormwater inlets and culverts, and all existing pipe lines indicating, depths, where applicable, shall be shown.
(b) 
Typical street cross sections, scale one inch equals 10 feet.
(c) 
Where the preliminary plan covers only a portion of the land owned by the applicant, the applicant shall indicate his or her intent for the use of the remaining land which is not subject to the application. In the case of planned continued and similar development, tentative streets shall be indicated to show intended overall circulation.
(d) 
Where the subdivision lies partially or completely within any designated floodplain district, or wetland area, or where the same borders on any designated floodplain district, the preliminary plan shall include a map with the following information:
[1] 
The location and elevation of proposed roads, utilities, building sites, fills, flood or erosion protection facilities;
[2] 
The areas within and spot elevations of 100-year flood elevations; and
[3] 
Areas subject to special deed restrictions.
[4] 
All such maps shall show contours at intervals of two feet and identify accurately the boundaries of the designated flood district.
(e) 
When specifically required by the Township Supervisors or the Township Planning Commission due to concerns about geologic conditions of the tract, subsurface conditions shall be shown.
(f) 
Notes describing all proposed deed restrictions shall be shown.
(g) 
A utilities plan as required by and in accordance with this chapter.
(h) 
A traffic impact study as required by and in accordance with this chapter.
(i) 
A water supply study and other water supply information as required by and in accordance with the chapter.
Final plans shall show all information requested by the Township Planning Commission during review of the preliminary plan (unless otherwise specified by the Board) and all information required by the Board as a condition of approval of the preliminary plan, all the information shown on the approved preliminary plan, and all additional information required by this chapter. A final plan shall consist of and be prepared in accordance with the following:
A. 
Drafting standards.
(1) 
The plan must be submitted in the form of paper prints made from original drawings on reproducible paper or Mylar and shall show the entire area for which construction approval will be requested. Drafting shall not be freehand and drawing shall contain sufficient details and specifications for actual construction.
(2) 
Final plans shall be made on sheets of 24 inches by 36 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 locations of the sections. The scale shall not be less than 50 feet to the inch. All dimensions shall be shown in feet and hundredths of a foot.
B. 
Site design and layout standards.
(1) 
The final plan shall contain and be prepared in accordance with the standards for a preliminary plan specified in this chapter, except that all data shown shall be accurately calculated with adequate dimensions, and existing contours at two foot intervals shall be based upon an accurate ground or aerial topographic survey. The name and seal of the registered engineer and surveyor responsible for preparation of, or who collaborated in, the preparation of the final plan shall be shown.
(2) 
The final plan shall indicate the following for each lot in the subdivision:
(a) 
All straight lot lines and chords and radii of curved lot lines shall be shown and defined in feet and hundredths of a foot by distances, and in degrees, minutes and seconds either by magnetic bearings or by angles of deflection from other lot and street lines.
(b) 
Lot numbers, lot areas both gross and net area in both acres and square feet, and a statement of the total number of lots and parcels, together with post office addresses, as established by Board, shall be shown for each lot.
(c) 
A statement of the intended use of all nonresidential lots. A statement of restrictions of any type which exist as covenants in the deed(s) for all lots contained wholly or in part in the subdivision and, if covenants are recorded, including the deed book and page number.
(d) 
All proposed building setback lines and yard requirements for each lot, the proposed placement of each building, and the proposed location of on-site water and sewer facilities (where applicable).
(3) 
The following items shall be shown in the final plan and may be indicated as part of the utilities plan as specified by this chapter:
(a) 
All water main and laterals, with pipe sizes and with type and location of all fire hydrants, where public water or community water system is to be installed.
(b) 
All storm and sanitary sewer mains and laterals, with pipe gradients and sizes, and with the location, type, invert and rim elevations for all manholes, where public sewers are to be installed.
(c) 
All gas and electric mains and laterals or leads. (May be shown on as-built plan only, if practical.)
(4) 
The following items pertaining to street layout and design shall be shown on the final plan:
(a) 
Stationing on center lines of all streets and corresponding to those shown on the profile shall be indicated at fifty-foot intervals.
(b) 
Finished grades shall be shown for: i) all rights-of-way and tops of curbs (where paving and curbs are to be installed), at all points of curvature and points of tangency, as well as at the intersection of the projected gradient of tops of curb (where curbs are to be installed) at all street intersections, slopes and ramp elevations; ii) all run and invert elevations of structures involved in stormwater control or sanitary sewerage; and iii) all lot corners coincident with the street line.
(c) 
Location, size and species of street trees to be planted.
(d) 
Location and widths of all proposed curb cuts for individual driveways.
(e) 
Profile on center line and rights-of-way of all streets at horizontal scale of one inch equals 40 feet and vertical scale of one inch equals four feet, showing the following information:
[1] 
Existing profile shall be shown dotted, and proposed profile shall be shown solid, with stationing corresponding to the horizontal plane, locating all points of vertical curvature and points of tangency.
[2] 
Where public sanitary sewers are to be installed: all sanitary manholes with rim and invert elevations; all pipe sizes; gradients for mains; and locations for all slants for individual house services.
[3] 
Where stormwater drainage is involved, profiles of all pipes; sizes and gradients; locations and rim and invert elevations of all manholes, inlets, catch basins or discharge structures; and locations, inverts and gradients of all culverts.
(f) 
Cross sections, typical for each type of street, showing the following information:
[1] 
Existing grade shown as a dashed line; finished grade shown as a solid line; one typical cross section shall be shown where street is in cut, and one shall be shown where is on fill.
[2] 
Existing and proposed right-of-way width and width of cartway;
[3] 
Type, thickness and crown of paving;
[4] 
Type and size of curb;
[5] 
Location of street trees; location, thickness and width of sidewalks (if to be installed); and the methods by which the street will meet the existing grade at, or beyond, the right-of-way line; and
[6] 
Typical location, size and depths of sewers and utilities if such are to be installed.
(g) 
Details as appropriate, including:
[1] 
Typical manholes, catch basins, and inlets, with type and specifications for frames and grates or solid covers;
[2] 
Where storm and/or sanitary sewers are involved, all sizes and types of pipe; gradients; details of manholes; pipe bedding for crossings; and discharge details.
(5) 
Where the subdivision or land development is entirely or partially within a designated floodplain district:
(a) 
A map showing the exact location and elevation of all proposed buildings, structure, roads, and public utilities to be constructed within any designated floodplain district. All such maps shall show contours at intervals of two feet and identify accurately the boundaries of the designated floodplain districts.
(b) 
Where any alteration or relocation of a stream or watercourse is proposed, submission of the final plan shall be accompanied by all required permits and related documentation from the Pennsylvania Department of Environmental Protection, and appropriate local, state or federal agencies. Additionally, documentation shall be submitted indicating that all affected adjacent municipalities have been notified of the proposed alteration or relocation.
(6) 
All plans requiring access to a highway under the jurisdiction of the Pennsylvania Department of Transportation shall contain a notice that a highway occupancy permit is required pursuant to the State Highway Law, Act of June 1, 1945, P.L. 1241, No. 428, as amended, 36 P.S. § 670-420, before driveway access to a state highway is permitted. The Township shall not be held liable for damages to persons or property arising out of the issuance or denial of a driveway permit by the Pennsylvania Department of Transportation.
C. 
Record plan. Such plan for recording shall conform in all respects to the approved final plan and shall be in the form of paper prints made from original drawings on reproducible paper or Mylar, and shall meet all the requirements for recording set by the Chester County Recorder of Deeds, after approval by the Board, and shall show the following in addition to such other information as required by this chapter:
(1) 
An appropriate title.
(2) 
Courses and distances sufficient for legal description of all lines shown on the plan. The error of closure shall not be greater than one part in 10,000. Omission of any data necessary for closure shall not be permitted. All lots shall be described to the sides of rights-of-way of proposed streets so that a single deed may be drawn to the Township for possible dedication of the street and other areas by the applicant and landowner.
(3) 
Names of abutting owners; names, locations, widths and other dimensions of streets, including center lines, and location tie-ins by courses and distances to the nearest intersections of all existing planned, approved or recorded streets, and easements, rights-of-way, recreational areas and other public improvements, within the land to be subdivided.
(4) 
Evidence that the plan is in conformity with all applicable Township ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that a waiver, modification, variance or other authorization for such nonconformity has been officially granted.
(5) 
Signatures of the Board, signifying approval of the plan, and signed statement by the applicant and landowner, duly acknowledged, concerning any offer of dedication.
Where a separate utilities plan is more practical or has been requested by the Township, the plan shall conform to the following standards:
A. 
Drafting shall be in accordance with standards specified in this chapter.
B. 
All proposed utilities, easements or rights-of-way where provided for or owned by public or private services and any limitations on such easements or rights-of-way shall be shown. Proposed utilities and rights-of-way and points of tie-in with existing utilities shall be shown and accurately identified on the plan, and easements shall either be shown or specifically described on the plans. Easements should be located in cooperation with the appropriate public utilities.
C. 
The plan shall show compliance with this chapter and approval of the respective utility company involved.
D. 
Type, location, and area of illumination of all lighting standards, type and location of all fire plugs, manholes, inlets and other storm drainage structures; all sanitary sewers with complete data, and all other information pertaining to utilities necessary for the approval of the Board shall be shown.
A. 
The conservation plan is required to accompany all major subdivision plans, as defined in this chapter, and all land developments. The conservation plan shall be clearly drawn to the same scale as the preliminary plan.
B. 
The conservation plan shall be designed in accordance with and shall contain the drawings and calculations required by the Chapter 158, Stormwater Management and Erosion and Sediment Control.
C. 
The conservation plan shall contain a map or maps prepared in accordance with this chapter which depict the following features as indicated:
(1) 
Proposed lot layout and building envelopes for each lot and, in the case of a land development, the proposed building locations.
(2) 
Location of the tree masses and individual trees within a tree mass having a diameter of 24 inches or greater at a height of 3 1/2 feet aboveground.
(3) 
Historic resources, including without limitation, structures, ruins, sites, traces, and relationship to the bounds of any National Register Historic District.
(4) 
Existing structures and other improvements.
(5) 
Existing paths and trails.
(6) 
For final plan applications, site design shall be provided for any parcel which exhibits slope conditions in the area of the parcel proposed for structures or improvements that exceed 15% in order to demonstrate the ability of the parcel to accommodate the proposed use. The site design for such parcels shall include:
(a) 
The building location;
(b) 
Finished floor elevations and grading; and
(c) 
The location of driveways and sidewalks indicating the finished grading of these improvements.
(7) 
Notations indicating all trees or portions of tree masses proposed to be cleared as part of the proposed subdivision or development plan, together with reasons for such clearing.
(8) 
Notations indicating all proposed alterations of the natural grade, whether by cut or by fill, exceeding two feet, together with reasons for such alterations.
A. 
The Board, upon recommendation by the Township Planning Commission and Township Engineer, shall require a traffic impact study as part of the application for subdivision and land development under the following situations:
(1) 
Where the proposed project abuts or is within 1,000 feet of an existing hazardous street or intersection condition, as determined by the Township's Comprehensive Plan or Act 209 Study.
(2) 
Any subdivision or land development proposal which may generate a potential of 300 one-way trips per day based on the standards of the Institute of Traffic Engineers.
(3) 
Any subdivision or land development proposal which has the potential to increase the existing average daily trips by more than 10% for projects accessing an arterial road, more than 25% for projects accessing a collector road, and more than 50% for projects accessing local roads. Where a project proposes accesses on roads of different function, a traffic impact study shall be required when the total trip generation of the project increases the existing average daily trips on either road by the percentages listed above for the functional classification of either road.
(4) 
Any subdivision and land development within the Transportation Capital Plan Area per the Act 209 Impact Study as adopted by the Board and amended from time to time.
B. 
Traffic impact studies shall be prepared by a qualified traffic consultant in compliance with the rules and regulations of the Pennsylvania Department of Transportation. The cost of said study shall be the total responsibility of the applicant. The study shall contain as a minimum, the following items, subject to review by the Township Engineer or traffic consultant to the Township:
(1) 
Study purpose and objective;
(2) 
Description and map of the study site and analysis area;
(3) 
Existing traffic conditions and level of service in the analysis area;
(4) 
Traffic generation and road access points of anticipated development adjacent to the proposed project;
(5) 
Proposed project trip generation, trip distribution, including peak hour and average daily trips;
(6) 
Projected future traffic volumes and level of service for roadways and intersections in the analysis area;
(7) 
An assessment of the change in roadway operating conditions resulting from traffic generated by the proposed project;
(8) 
An analysis of emergency access; and
(9) 
Recommendations for site access and transportation improvements needed to maintain traffic flow to, from, within, and beyond the proposed project site at an acceptable and safe level of service. The traffic impact study shall conclude with a list of required improvements, including the estimated costs, timing, and who shall be responsible for such installation.
C. 
The analysis area of the traffic impact study shall be determined by the Board upon recommendation of the Planning Commission in consultation with the Township Engineer, but shall include as a minimum the roadways and intersections within a one-fourth-mile radius of the tract being subdivided or developed.
D. 
The traffic impact study shall be submitted by the applicant as part of preliminary and final plans for review by the Township Engineer. The study shall comply fully with all requirements of this chapter and shall constitute a principal element to be considered by the Board in determining whether or not to approve the preliminary and final plans.
(1) 
Projects within the Transportation Service Area, as determined by the West Nantmeal Township Act 209, as amended, are subject to the Transportation Capital Impact Fee Schedule.
(2) 
Projects outside of the Transportation Service Area that demonstrate a drop in level of service below a level C may require mitigation as recommended by the Planning Commission and Township Engineer. The level of services is determined by the "Highway Capacity Manual, Special Report 209," published by the Research Board, National Research Council, Washington, D.C., latest edition. If an existing intersection is functioning at a level of Service D or lower prior to the development, a reduction in level of service is not permitted.