It is the intent of this article to establish the requirements that applicants must meet during each phase of the plan application process.
The sketch plan may be submitted by the applicant as a basis for informal discussion with the Planning Commission as to the intended use and arrangement of a proposed subdivision and land development. Data furnished is at the discretion of the applicant. However, it is beneficial to include sufficient information so that the Planning Commission may be able to identify potential areas of concern. It is suggested the following information, at a minimum, be included with a sketch plan submission to facilitate discussions concerning its design:
A.
Suggested drafting standards. The scale and sheet size of the sketch plan is suggested to be those listed in § 375-19A for preliminary plans to provide consistency and eliminate duplication of effort between sketch and preliminary stages.
B.
Suggested information. The sketch plan is suggested to contain at least the following data, legibly drawn to scale but not necessarily showing precise dimensions:
(1)
Tract boundaries, accurately labeled;
(2)
North arrow;
(3)
Date of plan preparation;
(4)
Written and graphic scales (approximate);
(5)
Location of existing structures, utility easements, railroad tracks, and all other man-made features;
(6)
Significant topographical and physical features (i.e., water bodies, quarries, floodplains, wetlands, tree masses, geologic features, etc.); also a soil overlay of the proposed subdivision based upon the most recent United States Department of Agriculture Soil Survey of Chester and Delaware Counties should be submitted;
(7)
Proposed general streets layout, proposed rights-of-way, and lot layout;
(8)
Location of proposed buildings, structures, parking facilities, recreational areas, and open spaces;
(9)
Appropriate zoning district(s);
(10)
A location map, drawn to a scale of one inch equals 800 feet, with sufficient information to enable the Planning Commission to locate the property being subdivided;
(11)
Name and address of the current owner of record;
(12)
Name of the applicant, if different than the owner of record;
(13)
Name of the engineer, surveyor, or land planner preparing the subdivision or land development when applicable;
(14)
A statement telling what methods of water supply and sewage disposal will be used to serve the subdivision;
(15)
A statement describing all the existing land uses on the tract;
(16)
A statement of intent containing the general concept, major planning assumptions, and objectives of the subdivision or land development and a statement describing the proposed land use for each lot indicated on the plan;
(17)
If the proposal is to be a phased development, the proposed phasing.
A.
Drafting standards.
(1)
Scale. The preliminary plan shall be clearly and legibly drawn to a scale of one inch equals 50 feet, with all dimensions shown in feet and hundredths of a foot, except that:
(a)
If the average size of the proposed lots in the subdivision is five acres or larger, the plan may be drawn to a scale of one inch equals 100 feet; or
(b)
If the subdivision proposes lots with an average frontage of less than 50 feet, the plan may be drawn to a scale of one inch equals 20 feet; or
(c)
If the subdivision contains more than 200 acres, the plan may be drawn to a scale of one inch equals 200 feet.
(d)
The total tract boundary lines of the area being subdivided with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. These boundaries shall be determined by accurate survey in the field, which shall be balanced and closed with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(s) adjoining additional unplatted land of the subdivided (example, between separately submitted final plan sections) are not required to be based upon field survey, and may be calculated. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided.
(3)
If the preliminary plan requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.
B.
General information. The following information shall accompany every preliminary plan submission:
(1)
Name of the proposed subdivision or other identifying title, other than the name of the property owner;
(2)
North arrow, graphic scale, written scale, and date, including the month, day and year that the original drawing was completed, and the month, day and year that the original drawing was revised, for each revision;
(3)
Name of record owner (and applicant) with a statement, signed and notarized by the owner, authorizing the said subdivision or land development;
(4)
Name and seal of registered engineer, surveyor or land planner responsible for the subdivision plan, or any part thereof, including the person's official registration number and address;
(5)
Names of all abutting subdivisions, if any, with the book and page numbers where recorded and the names of the owners of all adjacent unplatted land, if any, and the book and page numbers where recorded;
(6)
A location map for the purpose of identifying the property being subdivided, drawn to a scale of one inch equals 800 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads and municipal boundaries within 1,000 feet of the proposed subdivision;
(7)
Total tract boundaries of the property subdivided, showing bearings, distances, and a statement of total acreage of the property; and
(8)
Zoning district lines, existing and proposed, shall be provided. If the subdivision or land development is located in or adjacent to another municipality, then the same information is required for the adjacent municipality's zoning district. A separate print of the plan shall be submitted showing this information. Bulk and use regulations shall be provided on Form LSR-2.
C.
Site analysis plan.
(1)
Content. The site analysis plan shall map selected resources located on the tract of the proposed subdivision or land development, including the location of all natural features, developed areas, and land reserved as rights-of-way or under easement. The following information shall be included within the site analysis plan:
(a)
Contour lines at vertical intervals of no more than two feet for land with average natural slope of 8% or less and at intervals of no more than five feet for land with average natural slope exceeding 8%;
(b)
Location and elevation of the datum to which contour elevations refer; where reasonably practical, datum used shall be a known established bench mark. Contours plotted from the United States Geologic Survey (quadrangle maps) will not be accepted;
(c)
Degree of slope in the following ranges: 8% to 15%, 15% to 25%, and greater than 25%;
(d)
The boundaries of the 100-year floodplain, as defined by § 430-62 of the Zoning Chapter of the Borough Code;
(e)
Watercourses, both perennial and seasonal;
(f)
Wetlands, as inventoried by the U.S. Fish and Wildlife Service for the National Wetlands Inventory, and any other known wetlands on the site, and the fifty-foot buffer areas around those wetlands;
(g)
Generalized soil types as mapped in the Soil Survey of Chester and Delaware Counties, including and highlighting those hydric and alluvial soils as defined by this chapter;
(h)
Geologic formations, including the underlying geology and the presence of rock outcroppings.
(i)
Existing vegetation, denoted as to type, including tree masses, tree lines, and hedgerows; individual trees over six-inch caliper; wetland vegetation; meadow, pasture, or cropland; cultivated areas; etc.;
(j)
All existing buildings, structures, sewer lines, water lines, fire hydrants, utility transmission lines, culverts, bridges, railroad, watercourses, floodplain areas based on a 100-year storm and other significant man-made or natural features within the proposed subdivision and within 50 feet from the boundaries of the proposed subdivision;
(k)
All existing streets, including streets of record (recorded but not constructed), on or abutting the tract, including names, right-of-way widths, cartway (pavement) widths and approximate grades;
(l)
The location, and where applicable, the dimensions of existing easements, rights-of-way, public lands, and utility lines; and
(m)
Known hazardous sites, dumps, underground tanks, and any other artificial land condition.
(2)
Use of site analysis plan. The site analysis plan shall be used in the preliminary plan phase for the following purposes:
(a)
As a discussion tool between an applicant and the Borough Planning Commission to identify issues associated with a particular tract of land;
(b)
To identify the various features of a given site;
(c)
To identify the most appropriate use and locations for buildings, structures and other land cover; and
(d)
To identify protective measures required to accommodate subdivision or land development.
D.
Site design and layout plan. The site design and layout plan shall consider protection of the resources identified in the site analysis plan. The plan shall indicate the design and layout of the proposed subdivision or land development. The following information shall be submitted for this plan:
(1)
Location and width of all streets and rights-of-way, with a statement of any conditions governing their use;
(2)
Suggested street names and all public utility and private easement locations;
(3)
Building reserve (setback) lines along each street, and the proposed placement of each building;
(4)
Lot lines with approximate dimensions;
(5)
A statement of the intended use of all nonresidential lots and parcels;
(6)
Block and lot numbers, in consecutive order (e.g., Block "A", Lots 1 through 10; Block "B", Lots 11 through 22, etc.) and a statement of the total number of lots and parcels;
(7)
In the case of a land development, the location and configuration of proposed buildings, parking lots, streets, access driveways, and all other significant planned facilities;
(8)
Parks, playgrounds, and other areas to be dedicated to the Borough shall be noted. Areas to be reserved for public use but not to be dedicated shall be noted and any conditions governing such use and the arrangements to be made for the maintenance of these areas shall also be noted;
(9)
The location of all easements within a tract, along with a description of each easement, identifying the type of easement(s) and the owner of such easement(s); and
(10)
If land to be subdivided or developed lies partly in an adjacent municipality or if any proposed streets of the subdivision will directly connect with streets from an adjacent municipality, the applicant shall submit information concerning the location and design of streets, layout, and size of lots, and provisions of public utilities on land subject to his control within the adjacent municipality. The design of public improvements shall provide for a smooth transition where specifications vary between municipalities. Evidence of review of this information by the appropriate officials of the adjacent municipality shall also be submitted.
E.
Improvements construction plan. The improvements construction plan shall only be required for major subdivisions and shall show the design of the proposed improvements to the site, and shall include the following information:
(1)
Street construction.
(a)
Typical street cross-section drawing(s) for all proposed streets;
(b)
Profiles along the center line of cartway along the top of curbs for both sides of each proposed street and along the right-of-way lines shown on the plan. Such profiles shall show natural and finished grades at one of the following sets of scales or any combination thereof:
[1]
One inch equals 10 feet horizontal and one inch equals one-foot vertical; or
[2]
One inch equals 20 feet horizontal and one inch equals two feet vertical; or
[3]
One inch equals 40 feet horizontal and one inch equals four feet vertical; or
[4]
One inch equals 50 feet horizontal and one inch equals five feet vertical.
(2)
Stormwater management and drainage facilities.
(a)
A plan for managing surface drainage of the tract to be subdivided or developed. Such plan shall include stormwater runoff calculations for the entire property being subdivided and all property at a higher elevation in the same watershed when fully developed and shall show the proposed method of accommodating the anticipated runoff;
(b)
Location of manholes or inlets with grade between and elevation of flow lines and top of each manhole or inlet;
(c)
Location and size of storm sewer line and laterals;
(d)
Property lines and ownership, with details of easements where required; and
(e)
Location of all other drainage facilities and public utilities in the vicinity of storm and/or sanitary sewer lines.
(3)
Other facilities.
(a)
Water mains and sanitary sewer (and other drainage) facilities, with the size and material of each indicated, and any proposed connections with existing facilities;
(b)
Designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of the Water and Power Resources Board and/or the Pennsylvania Department of Transportation;
(c)
Where a plan shows the proposed subdivision of only a part of the applicant's total property, the plan shall be accompanied by a plan of the proposed street system for the remainder of the property so that the street system in the submitted portion can be considered in relation to future connections with the unsubmitted portion. In the case of extremely large properties, the Borough Planning Commission may delimit the area for which a perspective street system on adjacent property needs to be shown. The applicant shall also include a statement indicating the proposed future land use for the unsubmitted portion of his property; and
(d)
Typical location, size, and depth of any underground utilities that are to be installed in the right-of-way where such information is available.
F.
Conservation plan. The conservation plan shall only be required for land developments and shall demonstrate how erosion, sedimentation, and stormwater will be managed and controlled during the construction process and upon completion of the land development. The conservation plan shall contain the following information:
(2)
Location and elevation to which contour elevations refer; where reasonably feasible, the datum used shall be a known established benchmark;
(3)
Notations indicating:
(a)
All trees or portions of tree masses proposed to be cleared as part of the proposed subdivision or land development plan, together with reasons for such clearing;
(b)
All proposed alterations of the natural grade, whether by cut or by fill, exceeding two feet, together with reasons for such alteration; and
(c)
Compliance with all applicable erosion and sedimentation control standards.
G.
Traffic impact study.
(1)
Applicability. A traffic impact study shall be required for any land development that will generate either an average of 50 evening peak hour trips per day or 500 average daily trips. Trip generation rates shall be determined through the use of the most current edition of the Trip Generation Report published by the Institute of Transportation Engineers.
(2)
General information. The traffic impact shall be prepared in accordance to the following requirements:
(a)
The traffic impact study shall be prepared under the supervision of a qualified, experienced, and registered or certified traffic/transportation engineer or a traffic/transportation planner. The name and signature of the preparer and listing of certifications shall be included within the traffic impact study;
(b)
The traffic impact study shall contain a description of the study area. The study area shall be defined as all roads that the subdivision or land development is proposed to access and the first key intersection in each direction. If an intersection of Gap/Newport Pike (Route 41) and State Road is within 1,000 feet of any access point to the site, then the study area shall include all intersections between and including the access of the site and the intersection of Gap/Newport Pike (Route 41) and State Road. Additional intersections shall be mutually agreed upon by the Borough Planning Commission and the applicant;
(c)
A description of the proposed development, including the location, proposed land use and the number of total units and/or square footage of nonresidential uses;
(d)
All sources of the standards used and the data presented within the traffic impact study shall be included within the study; and
(e)
All maps, tables, and schematic drawings of data and analyses collected and calculated as a result of this study shall be included and/or submitted with the traffic impact study.
(3)
Existing conditions. The traffic impact study shall identify current traffic and intersections conditions within the identified study. The following information, at a minimum, shall be included within a traffic impact study:
(a)
Existing twenty-four-hour and peak hour traffic volume data shall be included for all identified streets and intersections within the study area;
(b)
Existing level of service of all identified intersections within the study area. Level of service shall be computed in accordance with the 1985 Highway Capacity Manual, Special Report 209, published by the Transportation Research Board, or any subsequent revision of such manual; and
(c)
Accident levels, categorized by type, within the past five years at all intersections within the study area.
(4)
Site traffic forecast. The estimation of the amount of traffic and its impact on the streets and intersections of the study shall be required for the traffic impact study. The following information, at a minimum, shall be included within a traffic impact study:
(a)
Twenty-four-hour peak and peak hour traffic volume data shall be included within the traffic impact study for the design year of the project for all streets and intersections identified within the study area. The design year shall be the point in time when the development is completed and shall be determined in accordance with the accepted engineering practices. In the event of a dispute as to the design year, the determination of the Borough Engineer shall be final;
(b)
Estimates of the total number of vehicle trips to be generated by the proposed development for the typical morning and evening peak periods;
(c)
Assignments of design year a.m. and p.m. peak hour volumes to the identified streets within the study area based upon the projections of increased trip generation identified in § 375-19G(4)(b), above. In making these estimates assignments, consideration shall be given to other developments approved but not constructed and to development trends;
(d)
Projected morning and evening peak hour turning movements data for all access points proposed for the development;
(e)
Projected levels of service projected for the design year of the identified streets and intersections within the study area without including the traffic of the proposed development for which this plan has been submitted. Level of service shall be computed in accordance with the 1985 Highway Capacity Manual, Special Report 209, published by the Transportation Research Board, or any subsequent revision of such manual; and
(f)
Capacity and level of service analysis of all identified streets and intersections within the study area, including design year capacity and level of service and degradation of capacity and level of service.
(5)
Traffic mitigation improvements. In order to maintain the current flow and level of service, the traffic impact study will identify improvements necessary to mitigate the impacts that the proposed development will have on the streets and intersections of the study area. The traffic impact study shall, at a minimum, identify the following traffic mitigation improvements:
(a)
Descriptions of street improvements and traffic control devices that will be required to provide an acceptable level of service of "C" or better on all identified streets and intersections within the study area;
(b)
If the level of service on an identified street or intersection within the study area is presently less than "C" or is projected to be less than "C" in the design year and the traffic impact study determines that the level of service shall be reduced, a description of the street improvements and control devices shall be required to restore the level of service to that level of service projected for the design year without including the development of the tract for which this plan has been submitted;
(c)
Description of street improvements and traffic control devices that will be required to:
(d)
Cost estimates of the street improvements and traffic control devices and an outline of who shall install and maintain said improvements; and
(e)
Descriptions of any actions proposed or offered by the applicant to alleviate the impact of the proposed development on the transportation network.
A.
General requirements. The following information shall be included with all final plan submissions:
(1)
Drafting standards.
(a)
Scale. The final plan shall be clearly and legibly drawn to a scale of one inch equals 50 feet with dimensions shown in feet or hundredths of a foot; except that:
(c)
If the final plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.
(d)
Accuracy tolerances. The total tract boundary lines of the area being subdivided with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. These boundaries shall be determined by accurate survey in the field which shall be balanced and closed with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(s) adjoining additional unplatted land of the subdivided (example, between separately submitted final plan sections) are not required to be based upon field survey, and may be calculated. The location and elevation of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided.
(2)
General information. The information required for the final plan shall be the same as the requirements for the preliminary plan in accordance with § 375-19B, above. In addition, the following requirements shall be met:
(a)
The source(s) of title to the land being subdivided, as shown by the records of the County Recorder of Deeds, including the deed book and page references;
(b)
A certificate of ownership, acknowledgment of plan and offer of dedication shall be lettered on the plan and shall be duly acknowledged and signed by the owner(s) of the property before an officer authorized to take acknowledgment of deeds.
(c)
Certificate for approval of the plan by the Borough Council;
(d)
A blank space measuring four inches wide by two inches high shall be left, adjacent to the Borough certification, in which the appropriate stamp of the County Planning Commission may be applied;
(e)
A blank space measuring three inches square shall be left along the lower edge of the sheet, in order that the Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented; and
(3)
Approvals, certificates, and documents.
(a)
A deed or agreement of sale showing that the legal or equitable ownership is vested in the applicant;
(b)
A statement duly acknowledged before an officer authorized to take acknowledgement 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 desires;
(c)
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;
(d)
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 any restrictions previously imposed which may affect the title to the land being subdivided. Such restrictions shall be satisfactory to the Borough Council;
(e)
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 Borough ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception or modification has been authorized; and
(f)
A copy of all applicable permits from other agencies that may have jurisdiction, including, but not limited to:
[1]
Pennsylvania Department of Transportation's highway occupancy permit; or
[2]
Pennsylvania Department of Environmental Protection's stream crossing permit, earth disturbance permit, etc.; or
[3]
Any permit required by the Chester County Conservation District; or
[4]
Any permit required by the Chester County Health Department; or
[5]
Any other similar or applicable agency.
C.
Major subdivision and land development applications. The following requirements shall be submitted as part and required for major subdivisions and land development proposals:
(1)
Site analysis plan. A site analysis plan shall be submitted and shall be consistent with the terms of preliminary plan approval. All of the information required in § 375-19C of this chapter shall be included.
(2)
Site design and layout plan. A site design and layout plan shall be submitted and shall be consistent with the terms of preliminary plan approval. All of the information required in § 375-19D of this chapter shall be included in addition to the following information:
(a)
All proposed and existing streets shall be shown in plan view with their name (or number) and cartway width;
(b)
All lot lines shall be completely dimensioned in feet to the second decimal point, if straight, and if curved, with central angle in degrees, minutes and seconds and length of arc and radius. All angles of each lot shall be shown in degrees, minutes and seconds. Each lot shall be balanced to an accuracy of 1:10,000. All internal angles within the lots shall be designed to the closest second. The area of each lot should be listed on the plan either within the proposed lot or in a table format on the plan;
(c)
All restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the subdivision and, if recorded, including the book and page number of the County Deed Book;
(3)
Improvements construction plan. An improvements construction plan shall be submitted and shall be consistent with the terms of preliminary plan approval. All of the information required in § 375-19E of this chapter shall be included, in addition to the following information:
(a)
Sets of final improvement plans and Improvements Agreement (Form LSR-4);
(b)
Street construction.
[1]
The following data for the cartway edges (curblines) and right-of-way lines of all recorded and/or proposed streets, except those which are to be vacated, and for the right-of-way lines of all existing streets within the property:
[2]
The location (and elevation, if established) of all existing and proposed street monuments as required by § 375-34.
[3]
Profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, properly labeled:
[4]
The profile sheets required by § 375-20C(3)(b)[3] above shall be legibly drawn at one of the scales listed in § 375-19E(1);
(c)
Other facilities.
[1]
Location, size and invert elevation of all sanitary and storm sewers, and location of all manholes, inlets and culverts (this data may be submitted as a separate plan). All manholes, inlets and culverts shall be separately numbered in consecutive order. The location and size of all water mains shall also be shown.
[3]
The profile sheets required by § 375-20C(3)(c)[2] above shall be legibly drawn at one those listed in § 375-19E(1).
Within 30 days after the completion of improvement construction and prior to the release of the performance guarantee, the applicant shall submit to the Board a corrected copy of the final approved plan showing the actual, as-built dimensions and conditions of streets and all other improvements, certified by a professional engineer, to be in accordance with actual construction. The as-built plans shall be reviewed by the Borough Engineer and the review of said plans shall be included in the Engineer's report in accordance with § 375-58A.