Township of West Whiteland, PA Plan Requirements

[1]

Editor's Note: Exhibit 1, Environmental Features, of the Zoning Map includes the Carbonate Area District and is included as an attachment to Ch. 325, Zoning.

The Township generally prefers that applicants for land development seek final approval with the first official submission of a project. However, the Township recognizes that some applicants may prefer to secure preliminary approval first, particularly for large or multiphase projects. As required by § 503(1) of the Act,[1] the Township provides for preliminary approvals as described above in Article II; however, the information required for preliminary approval is substantially the same as that required for final approval. Applications for preliminary or final approval of a land development shall include the following as a minimum.

Plan drawings.

(1)

Plans shall be clearly and legibly drawn to a scale of one inch equals not more than 100 feet. The judicious use of color is encouraged in the interest of clarifying the information presented.

(2)

Hard copies of plan drawings shall be on sheets measuring 22 inches by 34 inches, 24 inches by 36 inches, or 36 inches by 42 inches. Where necessary due to the size of the project:

(a)

Plans shall be on multiple sheets, accompanied by a key diagram showing relative location of the sheets;

(b)

All sheets shall be the same size; and

(c)

The cover sheet shall include a table of contents or sheet index indicating the topic of each sheet.

(3)

Plans shall also be provided to the Township in an electronic format; acceptable format(s) shall be determined by Township staff.

(4)

Plans and surveys shall be prepared in accordance with the Professional Engineers Registration Law.[2]

[2]

Editor's Note: See 63 P.S. § 151.

Plan drawings shall include the following plan-related information, as a minimum.

(1)

Name of the project.

(2)

Name, legal address, and contact information for the applicant.

(3)

If the applicant is not the owner of the entire subject tract, the name, legal address, and contact information for the landowner or other landowner(s) shall also be shown. The limits of each landowner's interest shall be clearly shown.

(4)

Name, address, seal, and signature of the engineer, architect, landscape architect, or surveyor who prepared the plan.

(5)

Date of the plan and date of all plan revisions.

(6)

North point.

(7)

Scale in graphic form.

(8)

A location map using aerial photography or satellite imagery (such as Google Maps) highlighting the subject tract and showing the area within 500 feet of the tract boundary. The size and scale of the location map is at the discretion of the applicant but shall be sufficient to show the subject tract and surrounding properties clearly and legibly; adjacent roads and prominent nearby features shall be clearly labeled facilitate identification of the tract.

(9)

Certification by the engineer or land surveyor who prepared the plan stating that the plans are in conformity with applicable Township ordinances and regulations. For any aspects of nonconformity, the plan shall include a list of waivers, variances, or any other form of relief needed to allow the plan as submitted. The applicant will note that such listing does not guarantee that the relief will be granted, and it is still incumbent upon the applicant to formally request such relief according to the provisions of the pertinent chapter of the Township Code of Ordinances.

(10)

The following is required if the applicant is seeking final approval.

(a)

An affidavit of ownership by the landowner(s) of the subject tract.

(b)

Where the project has been reviewed and approved as a conditional use, all conditions of such approval shall be listed. Similarly, where the Zoning Hearing Board has granted zoning relief for one or more aspects of the project, the date of their action shall be noted along with all conditions as may have been required by the said Board.

(c)

Space for the signatures of all three members of the Board of Supervisors ("Board").

(d)

Space for the signature of the Chair of the Planning Commission or their representative.

(e)

Space for endorsement of the Chester County Planning Commission.

(f)

Space for acknowledgment by the Chester County Recorder of Deeds.

Existing conditions of the subject tract.

(1)

Tract boundaries showing bearings and distances and source of data.

(2)

Net and gross lot area, as those terms are defined in Article II, of the entire subject property in square feet.

(3)

The tax parcel number of the tract. Where the subject tract consists of multiple lots, the property lines of each such lot shall be shown, along with bearings and distances, and the tax parcel numbers for all lots comprising the tract.

(4)

The zoning applicable to the tract to be developed along with all zoning district boundaries that traverse the tract. Required and proposed area and bulk regulations shall be provided in tabular form.

(5)

Building setback lines.

(6)

Actual contours established by field survey with a contour interval of not more than two feet and the datum to which elevations refer. Said datum shall refer to known, established elevations (e.g., mean sea level).

(7)

All existing buildings, towers, sewers, water mains, culverts, underground gas and petroleum product pipelines, fire hydrants, railroad tracks, wells, underground tanks, on-site sewage disposal systems, and other significant man-made features on the tract.

(8)

The location and dimensions of existing easements, rights-of-way, public lands, including trails in public use, monuments, and other similar features. If the plan proposes a street, driveway, or other improvement within a portion of a utility right-of-way or proposes the relocation of an existing utility line, the applicant shall provide to the Township a letter from the appropriate utility company giving permission to locate within the right-of-way or relocate the existing line.

(9)

All existing streets within and immediately adjacent to the subject tract, including name, route number, right-of-way width, and cartway width.

(10)

The names of the owners of all abutting lands.

(11)

Existing natural features of the tract, including, but not limited to:

(a)

Woodland areas, including individual mature trees with a DBH of six inches or more outside of woodland areas; the species and size of such trees shall also be shown;

(b)

Watercourses;

(c)

Areas of carbonate geology. Where development activity is proposed within the Carbonate Area District, as defined by Article XV of Chapter 325, Zoning, the plan shall include the information by that article;

(d)

Wetlands;

(e)

Areas of prohibitive and precautionary slopes; and

(f)

Special flood hazard areas, including floodways and areas of 1% annual chance of flood (aka, the 100-year floodplain) as established by the limits of Zone A and Zone AE of the current Flood Insurance Rate Map provided by the Federal Emergency Management Agency.

(12)

Historical and archaeological features.

(a)

All historic resources shown on the Township's Historic Resources Map and other significant historical or archaeological features which are located upon or within 100 feet of the tract shall be shown.

(b)

To determine if significant historical or archaeologic features are located within the tract or within 100 feet of the tract, the Township shall compare the tract location to the archaeological features sensitivity maps prepared by the Bureau for Historic Preservation and to the Historic Resources Map in Chapter 325, Zoning. If the tract is in an area of high or medium probability for the presence of archaeological features or sites or if an historic resource is present, the applicant must contact the Bureau for Historic Preservation and must comply with the Bureau's recommendations regarding said resource(s). Written documentation of the Bureau's recommendations shall be provided to the Township and to the Historical Commission.

(13)

The following is required if the applicant is seeking final approval.

(a)

Source of title.

Proposed conditions. All proposed conditions shall conform to the applicable standards and requirements of this chapter; of Chapter 325, Zoning; and all other Township, state, and federal regulations.

(1)

Proposed lots and streets.

(a)

Proposed lot and street lines, including sufficient data to determine readily the location, bearing, and length of every such line and to produce them upon the ground; such data shall, as a minimum, include the bearing and length of all straight lines and the radius, arc length, and central angle for curved lines.

(b)

The net and gross lot area of each proposed lot in square feet.

(c)

The location of permanent boundary reference monuments and markers.

(d)

Building setback lines.

(e)

Each proposed lot shall be numbered or otherwise provided with a unique identifier for ease of reference during discussion and in review letters and memoranda.

(2)

Proposed buildings.

(a)

Existing buildings to be wholly or partially removed shall be clearly identified as such.

(b)

The footprint of all proposed buildings shall be shown along with the size of the footprint in square feet.

(c)

Elevation of the first (i.e., ground) floor and of the basement floor where a basement is proposed.

(d)

For multifamily residential buildings, nonresidential buildings, and buildings with a mix of residential and nonresidential uses, the number of stories shall be shown.

(e)

For nonresidential buildings, the total floor area shall be shown. For buildings that will accommodate both residential and nonresidential uses, the total number of dwelling units and the total floor area of the nonresidential portion shall be shown.

(f)

Where a plan proposes multiple lots to be developed with single-family detached dwellings, the proposed dwellings may be indicated by rectangles that approximate the area of the anticipated building footprints; the exact configuration of the footprint need not be shown.

(g)

Where more than one building is proposed on a single proposed lot, each proposed building shall be numbered or otherwise provided with a unique identifier for ease of reference during discussion and in review letters and memoranda.

(3)

Location, size, and grades of parking lots and spaces, loading areas, and access drives, including provisions for access and traffic control. The plan shall also include a statement of the parking requirements for the project, calculations showing how the requirement was determined, and a statement of how many parking spaces are being provided.

(4)

Stormwater management facilities consistent with the provisions of Chapter 270, Stormwater Management. The plan shall show or be accompanied by information showing the following:

(a)

All existing facilities and natural systems for stormwater runoff, including the existing capacities of existing downstream facilities and the effect of post-development stormwater flows to downstream properties.

(b)

All proposed earthmoving and grading, including proposed contours for the entire subdivision or land development, and approximate home and driveway locations for residential subdivisions.

(c)

All proposed facilities and natural systems for stormwater runoff, including:

[1]

The location of drainage swales, detention or retention basins, nonimpervious surfaces, etc.;

[2]

The size, elevations, and location of manholes, pipes, inlets, and endwalls;

[3]

Preliminary designs of bridges and culverts;

[4]

The associated drainage areas used in the design of all drainage features described above in Subsection D(4)(c)[1], [2], and [3]; and

[5]

Profiles of all storm sewer lines, including existing and proposed grades along the storm sewer.

(d)

All proposed site stabilization, restoration, and erosion and sedimentation control measures.

(e)

Operation and maintenance requirements and provisions for ownership and maintenance responsibilities.

(5)

Provisions for sewage disposal.

(a)

Where off-site sewage disposal will be provided, the plan shall, as a minimum, show the location and grade of sewer lines, pumping stations, force mains, and, where applicable, sewage treatment plants, showing the type and degree of treatment intended and the size, capacity and the location of treatment facilities.

(b)

Where sewage disposal is to be provided by an on-lot facility, the applicant shall submit a statement describing the suitability of the soil to absorb sewage wastes. Should the Township have reasonable doubt that the soils are not able to absorb the anticipated volume of waste, the Board may require that a feasibility report be prepared by a registered professional engineer certifying that the proposed quantities of waste generated within the subdivision or land development can be adequately and properly disposed of with an on-site sewage disposal facility.

(6)

Provisions for water supply.

(a)

Where off-site water service is anticipated, the plan shall, as a minimum, show the size and location of water mains, fire hydrants, storage tanks, and, where appropriate, wells or other water sources. The number and location of proposed fire hydrants shall be subject to review by the West Whiteland Township Fire Marshal.

(b)

Where water is to be provided by an on-site well(s), the Board may require the applicant to provide a hydrogeologic study prepared by a qualified hydrogeologist and consisting, as a minimum, of a map showing the location of the proposed well(s); a description of the geologic conditions on and around the site, including factors which would affect the groundwater recharge rate and the degree of groundwater renovation; an analysis of site geology, including stratigraphy, structure, and soils; an analysis of hydrogeology, including aquifer characteristics, groundwater movement, local water use, aquifer yield, and water quality; and an analysis of groundwater impacts, availability of groundwater, well interference, water quality, and yield availability. Should it be determined that the proposed use(s) would result in a degradation of groundwater quality, or eliminate the potential groundwater use at nearby properties, measures to prevent such adverse impacts shall be indicated.

(c)

Where on-site water service is anticipated other than by private wells owned and maintained by individual lot owners, the applicant shall provide evidence satisfactory to the Board that the water supplier is or will be a certified public utility, a bona fide cooperative association of lot owners, or a municipal corporation, authority, or utility.

(7)

All proposed easements, rights-of-way, and any covenants applicable and/or references thereto, including utility and maintenance easements as well as easements to extend utilities to adjoining properties and such easements or covenants requiring maintenance and repair of sidewalks by the property owners abutting thereon. All such easements, rights-of-way and covenants shall be in a form capable of recordation and in a form and substance satisfactory to the Township Solicitor.

(8)

Proposed landscaping, including all information required to determine compliance with the provisions of Article IV of this chapter.

(9)

Proposed lighting, including an illuminance grid and other information required by § 281-48D hereinbelow, the location and type of each fixture, the brightness and color temperature of each fixture, the type and height of poles or other supporting structures, and the plan notes required by § 281-48E hereinbelow; any other information necessary to determine compliance with the provisions of § 281-48 of this chapter shall also be provided.

(10)

Proposed streets and street extensions, including spurs to provide access to adjoining areas, shall be shown on the plan and shall include the following information as a minimum.

(a)

Location and configuration, including locations of permanent street and boundary reference monuments and markers.

(b)

Right-of-way and cartway width, including sufficient data to determine readily the location, bearing, and length of every right-of-way and cartway edge line and to produce them upon the ground; such data shall, as a minimum, include the bearing and length of all straight lines and the radius, arc length, and central angle for curved lines.

(c)

Center line radii of horizontal curves.

(d)

Clear-sight triangles at each street and driveway intersection.

(e)

Sight distances at intersections with public streets.

(f)

Profile plans, including existing and proposed center line grades, and lengths of vertical curves.

[1]

Profile plans shall show all existing and proposed storm drainage infrastructure, sanitary sewer lines, water lines, manholes, and inlets.

[2]

For roadways which have an elevation difference of five feet or more across the right-of-way, profiles of both edges of the right-of-way shall be shown.

[3]

The horizontal scale on the profile plan shall be one inch equals not more than 100 feet, and the vertical scale shall be one inch equals not more than 10 feet; regardless of the scale, the ratio shall be 1:10 vertical to horizontal.

(g)

Cross sections. A typical cross section of proposed streets and parking lots construction shall be shown and shall include the following as a minimum:

[1]

Right-of-way width and the location and width of cartway within the proposed right-of-way;

[2]

Type and thickness of materials and crown proposed;

[3]

Type and size of curbing to be installed;

[4]

The location, width, type, and thickness of sidewalk to be installed;

[5]

The location and width of planting strips to be provided; and

[6]

Typical location, size, and depth of all underground utilities to be installed in the right-of-way where such information is available.

(h)

Traffic control signage.

(i)

Guide rail locations.

(j)

A plan for location and type of streetlights to be installed, if any.

(k)

Name(s). While final road names will be subject to approval by the Township as advised by the U.S. Postal Service and need not be shown on the plan, proposed roads shall at a minimum be provided with provisional names (e.g., "Road A," "Road B," etc.) for ease of reference during discussion and in review letters and memoranda.

(11)

Sidewalks.

(12)

Open space and recreational areas, including provisions for ownership and maintenance responsibilities.

(a)

Areas of permanent open space. The plan shall include the total area of proposed permanent open space in square feet and a statement of the extent to which such open space satisfies the requirements of § 281-47 of this chapter.

(b)

Trails, which shall be consistent and compatible with the Township's Bicycle and Pedestrian Circulation Plan.

(c)

Recreational facilities and improvements.

(13)

Where a project is to be developed in phases, the applicant may apply for preliminary approval for the entire project, followed by final approval of the phases individually. In such cases, the submission for preliminary approval shall include a drawing delineating the proposed stages and indicating the order of submittal and schedule of submittal of the stages. Staging of sanitary sewer, water, storm drainage, and erosion and sediment control facilities shall also be indicated.

(14)

The following is required if the applicant is seeking final approval.

(a)

Design calculations shall be provided all proposed retaining walls, and the plan shall show the wall heights, construction materials, and specifications. Safety features such as railings, fences, and guide rails shall also be shown and may be required by the Township.

When the project required conditional use review pursuant to the provisions of § 325-124 of Chapter 325, Zoning, and where one or more impact studies were required as part of the conditional use submission pursuant to that same section, the applicant shall provide a statement describing any differences between the approved conditional use plan and the preliminary/final land development plan and whether those differences are sufficient to alter any of the conclusions of the said impact studies. Where such differences are found to exist, the Township shall have the right to require revised impact studies; furthermore, the Township shall have the right to require new impact studies for a project if the preliminary/final land development plan is submitted to the Township more than 18 months after the Board's approval of the conditional use application of the said project.

Where the project borders or lies partially or completely within a special flood hazard area (Zone A and Zone AE of the Flood Insurance Rate Map in effect at the time of submission), the plan shall include detailed information regarding the elevation of proposed roads, buildings and building sites, and utilities.

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 and/or rights-of-way for access to all parcels not fronting on public roads. Such easements and rights-of-way shall be not less than 25 feet wide.

When the applicant is required to submit a Planning Module Component 2 or 3 to the Pennsylvania Department of Environmental Protection ("DEP"), they must submit an information form to the Pennsylvania Historical and Museum Commission ("PHMC"). A copy of the information form and the response of the PHMC shall be submitted to the Township. A copy of any site survey investigation prepared shall also be submitted along with the PHMC review of the survey report. Any plan the applicant prepares to avoid the impact on the area or, if the site cannot be avoided, mitigated impacts to the resource through data collection or information recovery at the site shall be submitted. The PHMC's comments and decision regarding the mitigation or avoidance plan shall also be submitted. All such material shall also be submitted to the Township Historical Commission for review.

Other municipalities.

(1)

If the subject tract lies partly in another municipality, the applicant shall provide information concerning the location and provision of public utilities on lands subject to their control within that municipality(ies).

(2)

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 municipality(ies) shall be provided by the applicant to the Township.

If there is evidence of dumping of waste on the site, a pre-acquisition site assessment and detailed environmental screening and site investigation shall be submitted by the applicant.

The following is required if the applicant is seeking final approval.

(1)

A statement describing and construction details of proposed public, quasi-public, and private improvements, including streets, curbs, storm drainage facilities, parking areas, sidewalks, sanitary sewers, water supply, etc., including, without limitation, such easements or covenants requiring repair and maintenance of sidewalks by the property owner abutting thereon. Copies of any agreement(s) incident to the construction, operation, maintenance, and/or dedication of facilities for public use shall also be provided.

(2)

Copies of approvals, plans and permits required by other governmental regulatory agencies concerning matters under their jurisdiction, including but not limited to the U.S. Army Corps of Engineers, DEP, and the Chester County Conservation District.

[1]

Editor's Note: See 53 P.S. § 10503(1).