The following information shall be included in any ERSAP filed in support of an application for major subdivision or land development approval. Applicants for minor subdivision or land development approval shall submit the following information to the extent available from existing published information. Much of the required information is available from data collected for the Pennsbury Township Comprehensive Plan, or as may be acceptable to the Township, from available sources such as Google Maps. The drafting standards set forth in §
138-402A for preliminary plan submission shall be employed in drafting of the ERSAP.
B. Existing resources inventory. A comprehensive analysis of existing
conditions on the proposed development site and areas within 200 feet
of the site boundaries, showing:
(1)
Soils. Soils types, based on maps contained in the Natural Resource
and Conservation Services Soil Survey of Chester County, Pennsylvania,
U.S. Department of Agriculture, as last revised at the date of the
application. The soil classifications and boundary lines of all soils
shall be shown. In addition, any alluvial soils, hydric soils, or
soils with hydric inclusions shall be graphically indicated. Soil
descriptions for all soil types shall be provided and may be in the
form of plan notes.
(2)
Topography. Contour lines measured at vertical intervals of
two feet, determined by aerial photogrammetry or on-site survey.
(3)
Slope areas; areas to be shown graphically. The amount of area,
in acres, in each slope category shall be indicated.
(a)
Moderately steep slopes: 15% to 25% grade.
(b)
Very steep slopes: greater than 25% grade.
(4)
Ridge lines and watershed boundaries.
(5)
Floodplain areas, using the most recently available FEMA maps.
When no FEMA mapping has been prepared, a determination of the floodplain
for any stream with a drainage area of 100 acres or more shall be
made by the applicant.
(6)
Areas comprising Zone One - Inner Riparian Buffer and Zone Two - Outer Riparian Buffer, as defined by Chapter
162, Zoning, shall be indicated.
(7)
Geologic formations on the property, including rock outcroppings
covering 25 square feet or more, based on available published information
or more detailed site data obtained by the applicant.
(8)
Woodlands and tree masses shall be indicated. Freestanding trees over eight inches in diameter at breast height, located outside identified tree masses, shall be indicated. Specimen vegetation as defined in Chapter
162, Zoning, shall be indicated regardless of location.
(9)
Streams, watercourses, waters of the commonwealth, waters of
the United States, lakes, ponds, and all natural drainage areas with
an explanation of how site drainage works. Boundaries between drainage
areas shall be indicated along with the names of any named stream,
watercourse, lake, pond, etc., to which drainage flows.
(10)
Applicable stream classifications made by PADEP or PA Fish and
Boat Commission shall be indicated.
(11)
Wetlands. All wetland boundaries shall be indicated at the time
of submission of the ERSAP where accompanying preliminary or final
plan submission. Wetland boundaries within the tract shall be determined
from on-site delineation in accordance with the 1987 U.S. Army Corps
of Engineers Wetlands Delineation Manual. Wetlands delineation and
classification shall be conducted by licensed professional(s) acceptable
to the Township, and shall be plotted from actual field survey. Where
the ERSAP is submitted at any voluntary plan submission stage, including
sketch plan submission, formal wetland(s) delineation(s) shall not
be required but wetlands identified in the National Wetlands Survey
shall be delineated, as shall hydric soils and soils with hydric inclusions,
based on the Soil Survey of Chester County.
(a)
If any wetland disturbance is proposed, a detailed wetland delineation
report shall be provided.
(b)
The wetland delineation must have been completed within two
year of the submission of the preliminary plan and shall be deemed
valid for five years from the date of the initial submission.
(c)
The Township may undertake its own wetland delineation at the
applicant's expense if any of the following site-specific criteria
are applicable:
[1] It is recommended by the Township Engineer due
to uncertainties raised by the applicant's delineation.
[2] Conflicts exist between the applicant's delineation
and wetlands information obtained from other sources including surrounding
subdivisions.
[3] Greater than one acre of wetlands exists on-site.
[4] Wetlands on-site are associated with a wetland
system of 10 or more contiguous acres.
(d)
In the event the applicant's and the Township's delineations
are conflicting, the delineation which will result in the preservation
of the larger area of wetlands shall govern.
(12)
Groundwater.
(a)
Individual groundwater withdrawals greater than 10,000 gallons
per day;
(b)
Existing residential wells.
(13)
Areas of known existing or potential environmental impact (e.g.,
failed septic systems, leaking underground storage tanks and locations
of former underground storage tanks, polluted stream flow and/or stormwater
runoff, eroded stream embankments, dumps, existing or former locations
of intensive agricultural operations, etc.) shall be indicated.
(14)
Existing land uses shall be indicated, including any areas where
sludge (biosolids) has been applied.
(15)
A description of the types and diversity of biological resources
present on the property shall be included:
(a)
Any Pennsylvania Natural Diversity Inventory Sites shall be
indicated;
(b)
Any other known rare, threatened, and/or endangered species,
including both plants and animals, shall be indicated;
(c)
Habitats, including habitats that are, or may be, identified
as unique to the Township or in need of special protection or consideration.
(16)
Historic resources, including but not limited to those included
in the Chester County Historic Resources Survey, or indicated as historic
by the Pennsylvania Historical and Museum Commission, Pennsbury Township,
or other local information sources.
(17)
All recorded easements and deed restrictions.
(18)
Existing buildings, structures, roads, and landscape features
including stone walls, ruins and road traces.
(19)
Photographs of the site including views from all abutting public
roads and a plan demonstrating the location at which the photographs
were taken and the direction the photographer was facing for each
photograph. The dates of the photographs shall also be indicated.
(20)
Any pedestrian or equestrian trails commonly used on the property.
(21)
A viewshed analysis which shall indicate via mapping and narrative
as appropriate, the geographical extent and character of views as
follows:
(a)
Views into the tract from public roads;
(c)
External views from within the tract; and
(d)
Identification of any scenic roads.
(22)
Aerial photograph of the site - most recent available.
A sketch plan shall consist of and be prepared in accordance
with the following standards:
A. Drafting standards. Except where otherwise provided herein, to the extent practicable at the time of sketch plan submission, the drafting standards set forth in §
138-402A for preliminary plan submission should be employed.
B. Required contents of sketch plan.
(1)
Name and address of the legal, record owner, the equitable owner,
and/or the applicant.
(2)
Tax parcel number(s) from current Chester County Tax Assessors
records.
(3)
Name and address of the professional engineer, surveyor, planner,
architect, landscape architect, or site designer responsible for preparing
the plan.
(4)
Graphic scale (not greater than one inch equals 100 feet) and
True North arrow. Precise scale and dimensions are not required at
the time of sketch plan submission; however, the subject plan shall
clearly be titled "Sketch Plan."
(5)
Approximate tract boundaries and tract size.
(6)
A location map and North arrow for the purpose of locating the
site to be subdivided or developed, at a scale of not less than 800
feet to the inch, showing the relation of the tract to adjoining property
and to all roads and municipal boundaries existing within 1,000 feet
of any part of the property proposed to be subdivided or developed.
(7)
Applicable zoning district(s), including any overlays.
(8)
Locations and names of existing and proposed roads on, adjacent
to, or within 100 feet of the subject tract.
(9)
Topographic, physical, and cultural features included in the ERSAP as provided in §
138-400. Where aerial photogrammetry or on-site topographic survey has not been completed at the time of sketch plan submission, USGS topographic information may be utilized. Minor subdivision or land development applications not required to submit an ERSAP may use generalized information to identify relevant site features consistent with those required in the ERSAP.
(10)
A aerial photograph of the tract proposed for development and
all lands within 500 feet, produced from available sources.
(11)
A brief narrative description of the subdivision or land development
proposal.
(12)
Schematic layout indicating a general concept for land conservation
and development including lot lines, if any, proposed locations of
buildings and other major structures, parking areas, roads and other
vehicular and pedestrian accessways, necessary utilities and proposed
stormwater management locations, including best management practices,
roadscape, landscape, and recreational improvements, and any other
improvements.
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 on a scale equal to or larger than one
inch equals 50 feet.
(2)
Dimensions shall be set in feet, bearing 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 no larger than 30 inches by 42 inches and no smaller
than 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 200 feet showing
the location of each section shall accompany the plan.
(7)
If more than one scale is used in the plan, a key must be provided
that indicates the difference in scale.
(8)
Each sheet shall include the title of the sheet, such as record
plan or detail plan.
B. Required contents of preliminary plan and supplementary documentation.
(1)
A location map and North arrow for the purpose of locating the
site to be subdivided or developed, at a scale of not less than 800
feet to the inch, showing the relation of the tract to adjoining property
and to all roads and municipal boundaries existing within 1,000 feet
of any part of the property proposed to be subdivided or developed.
(2)
A sheet or series of plan sheets prepared in accordance with
the drafting standards set forth above, with accompanying narrative
as needed, showing the following:
(a)
Proposed subdivision or land development name or other identifying
title.
(b)
Name, address and telephone number of the applicant and the
owner(s) of record and of his authorized agent, if any.
(c)
Name, address and telephone number of the registered engineer
or surveyor responsible for the plan. If a registered engineer, architect
or landscape architect collaborated in the preparation of the plan,
his name, address, and seal also shall appear.
(d)
Zoning information, including applicable district, lot size
and yard requirements, documentation of any variance, special exception
or conditional use approval which may have been granted, including
any conditions of approval, and any zoning boundaries that traverse
or are within 100 feet of the tract.
(e)
All waivers or modifications being requested by the applicant
shall be clearly stated on the first sheet of the preliminary plan
submission, and also be filed simultaneously in letter form to the
Township with a narrative justification of the waiver or modification
sought by the applicant.
(f)
Original date of preparation, revision dates with concise descriptions
of significant revisions, North point, and scale, both written and
graphic.
(g)
Total lot or tract boundaries and all existing rights-of-way
within and adjacent to the tract, showing bearings and distances prepared
by a registered professional land surveyor.
(h)
Total area of the subject lot or tract to the nearest square
foot.
(i)
The applicable front, side, and rear setbacks shall be shown
on each lot, including any applicable required setbacks from pipeline
rights-of-way or other utilities.
(j)
The names of all current owners of all adjacent lands, the names
of all proposed and existing adjacent subdivisions, and the locations
and dimensions of any roads or right-of-way easements.
(k)
The locations and dimensions of all existing roads, railroads,
sewers and sewage systems, water mains and feeder lines, fire hydrants,
gas, electric, and oil transmission lines, watercourses, sources of
water supply, easements, and other significant features within the
property, and all driveways, intersections and utilities within 100
feet of any part of the subject lot or tract.
(l)
A horizontal plan showing layout of proposed improvements, including
stations corresponding to those shown on the profiles, horizontal
curves, location and size of inlets and manholes, horizontal location
of proposed utilities, and existing contours.
(m)
A profile plan indicating the final grades of roads, water lines,
sanitary sewers and storm sewers, as applicable, and the extent of
cut-and-fill operations.
[1]
The profile plan shall show the vertical section of the existing
grade and proposed grade along the center line of the proposed road.
Where storm drainage and/or sanitary sewer lines are to be installed,
they shall also be indicated on the profile plan.
[2]
The horizontal scale of the profile plan shall be not less than
one inch equals 50 feet and the vertical scale shall be not less than
one inch equals five feet.
[3]
The locations of all traverse storm sewer, sanitary sewer, public
water, gas line, and other proposed or existing utilities crossing
the area of the subject profile plan shall be indicated in profile.
(n)
Typical cross-section(s) of proposed road construction indicating
the following:
[1]
Right-of-way width and the location and width of paving within
the right-of-way;
[2]
Type, thickness and crown of paving, including material specifications;
[3]
The location, width, type, thickness and material specifications
of curbs and sidewalks to be installed, if any;
[4]
Shoulders, roadside swales, pedestrian walkways and trails,
and bike lanes, where applicable;
[5]
Typical location, size and depth of any underground utilities
that are to be installed in the right-of-way where such information
is available.
(o)
Topographic, physical, and cultural features as required in the ERSAP, prepared in accordance with §
138-400 hereof, including the identification of all trees greater than eight inches in diameter at breast height not previously identified within proposed disturbance areas.
(p)
Location and elevation of the datum to which contour elevations
refer; datum used shall be the North American Vertical Datum of 1988,
as amended.
(q)
Any proposed improvements or land disturbances requiring a permit
from the U.S. Army Corps of Engineers, the PADEP, the Chester County
Conservation District, the Delaware River Basin Commission, the Pennsylvania
Fish and Boat Commission, or any other governmental agency having
jurisdiction shall be so indicated and a copy of all relevant applications,
submissions, resubmissions, review letters, responses, correspondences,
etc., between the applicant and the governmental agency shall be submitted
to the Township either concurrently with the submission thereof to
a governmental agency or copies thereof sent to the Township within
five business days of receipt from a governmental agency.
(r)
In any case where individual on-lot sewage disposal systems
are proposed, percolation test holes and deep probe test pits shall
be excavated and tested pursuant to the procedures established by
the PADEP, conducted or observed by a registered professional engineer
or authorized sewage enforcement officer. The exact locations of the
successful and failed percolation and deep holes for both primary
and replacement disposal areas shall be shown and shall be located
within 10 feet of ultimately proposed locations for primary and secondary
absorption beds. Minimum horizontal isolation distances shall be maintained
for the sewage disposal system as required by Pennsylvania Code, Title
25, Environmental Resources, Chapter 73, Standards for Sewage Disposal
Facilities (or any successor provision enacted in the future), and
shall be indicated on the plan.
(s)
In any case where community or central sewage disposal systems are proposed, the locations of and specifications for all sewage collection and disposal facilities shall be indicated and copies of any application for approval, and any approval, from PADEP shall be submitted to the Township. In addition, a business plan shall be submitted to the Township detailing the long-term operation of any such system, pursuant to the requirements set forth in Article
V.
(t)
Where public water supply cannot be made available and a community well is proposed, the proposed location of the well shall be indicated on the plan. In addition, a business plan shall be submitted to the Township detailing the long-term operation of any community well, pursuant to the requirements set forth in Article
V.
(u)
The locations and widths of any roads or other public ways or
places as shown upon an adopted local or county plan for the area
to be subdivided or developed.
(v)
Locations of all existing structures on the tract and within
100 feet of the tract, with notation of the distance from each structure
to the nearest other structure and to all adjacent existing or proposed
lot lines of the lot on which each structure is to be located.
(w)
A boundary survey and certification as to the accuracy of the
survey shall be provided for all subdivisions and/or developments
except those which divide farms into two or more parcels for continued
agricultural use.
(x)
All notations on the plan must be readable. Illegible notations
will be considered incomplete data on the plan.
(3)
All preliminary plan applications shall show compliance with the Four-Step Design Process in accordance with §
138-301E of this chapter.
(4)
An overall general plan of the proposed subdivision or land
development with a scale not smaller than one inch equals 200 feet,
ideally on a single plan sheet, and otherwise prepared in accordance
with the drafting standards set forth above, including, at a minimum,
the following:
(a)
Location of all roads and rights-of-way with a statement of
any conditions governing their use, including; proposed dedicated
rights-of-way and reserved ultimate rights-of-way; road names and
state or municipal road numbers.
(b)
Existing and proposed road and utility easement locations with
dimensions.
(c)
All proposed lot lines with dimensions and lot areas, both gross
and net, indicating those limitations excluded in any lot area definition
where applicable; impervious coverage calculations.
(d)
Building setback lines along each road, minimum side and rear
yard limits.
(e)
A statement of the intended use of all nonresidential lots and
parcels.
(f)
Lot numbers, and a statement of the total number of lots and
parcels; addresses of each lot as assigned by the Township.
(g)
Locations of all stormwater management facilities including
but not limited to storm sewers, groundwater recharge areas, bioretention
areas, and other drainage improvement measures. Specific design of
such facilities shall be demonstrated in the required Stormwater Management
Plan.
(h)
Locations of all existing and proposed sanitary sewers and any
other sewage conveyance, treatment or disposal facilities.
(i)
Locations of all water supply facilities.
(j)
Location of existing and/or proposed sidewalks, paths and trails
throughout the property and on neighboring property within 200 feet.
(k)
Proposed parks, playgrounds, and other open space areas to be
dedicated or reserved for public use with any conditions governing
such use, ownership or maintenance.
(l)
Any other required improvements.
(m)
The Pennsylvania One-Call Number and a table showing all affected
utilities.
(5)
The preliminary plan shall be accompanied by the following supplementary
documentation, as applicable:
(a)
An erosion and sedimentation control plan pursuant to §
138-529 herein.
(b)
A stormwater management plan pursuant to the Pennsbury Township
Stormwater Management Ordinance.
(c)
A landscape plan demonstrating compliance with §
138-522 herein.
(d)
A lighting plan demonstrating compliance with §
138-524 herein.
(e)
If the preliminary plan or land development application includes
any feature subject to conditional use, special exception, or variance
approval, then the applicant's supplementary documentation shall
contain copy(ies) of any applicable order of approval for such conditional
use, special exception, or variance and all plans approved as part
of the order.
(f)
A Green design assessment prepared pursuant to §
138-410 herein.
(g)
An historic resource impact statement prepared pursuant to §
138-407 herein, if required by §
138-407.
(h)
An environmental impact assessment prepared pursuant to §
138-406 herein, if required by §
138-406.
(i)
A community impact assessment prepared pursuant to §
138-405 herein, if required by §
138-405.
(j)
A traffic impact study prepared pursuant to §
138-409 herein, if required by §
138-409.
(k)
A hydrogeology study prepared pursuant to §
138-408 herein, if required by §
138-408.
(l)
A carbonate study prepared pursuant to §
138-404 herein, if required by §
138-404.
(m)
If the preliminary plan or land development involves land that
is subject to a prior subdivision and/or land development, the applicant
shall submit copies of all prior permits and approvals relating to
the prior subdivision and/or land development, including but not limited
to waivers granted, conditions imposed on the prior approval, PennDOT
Highway Occupancy Permits, etc.
(n)
If a homeowners' association or similar entity is to be
established to maintain any improvements depicted on the subdivision
or land development plan, the association documents (the declaration,
public offering statement, etc.) shall be provided to the Township
Solicitor for review prior to preliminary plan approval. The formation
documents must clearly describe the maintenance, operation and funding
mechanism relative to the perpetual operation and maintenance of improvements.
(o)
A full title search for all parcels which are part of the subdivision
and/or land development, including copies of all excepted documents
for each parcel.
(p)
Any other documents or information which the Township may require
in order to clarify the submittal and carry out the intention of this
chapter.
Final plans shall conform with approved preliminary plans, where
applicable, including any conditions of approval specified by the
Board of Supervisors. A final plan shall consist of and be prepared
in accordance with the following:
A. Drafting standards. Final plans shall conform to the drafting standards set forth in §
138-402A hereof.
B. Required contents of final plan and supplementary documentation.
Final plan submissions shall include all information and data set
forth below. Information and data already supplied at the time of
preliminary plan submission and satisfactorily meeting all requirements
for final plan submission need not be resubmitted except to the extent
that additional copies may be needed by the Township to facilitate
review, the information and data has changed following preliminary
plan submission or additional, supplementary information is available.
(1)
Final plan submissions shall include all information and data required under §
138-402B hereof, except that preliminary supplementary documentation required under §
138-402B(5)(a) through
(d) hereof need not be resubmitted and instead shall be supplanted by the required supplementary plans set forth in §
138-403B(16) below.
(2)
All final lot area calculations and lot line dimensions, including
straight lot lines and chords and radii of curved lot lines, 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 road lines.
(3)
A statement of restrictions of any type which exist or will
exist as covenants in the deed(s) for all lots wholly or partly in
the subdivision and, if covenants are recorded, the deed book and
page number.
(4)
The specific proposed placement of each building and all water
and sewer facilities; for single-family detached dwelling(s), in lieu
of specific building footprint(s), generalized building footprint(s)
of a size commensurate with current or anticipated market conditions
may be identified.
(5)
The location of all existing and proposed monuments. Perimeter
monuments shall be set prior to final plan approval.
(6)
All easements or rights-of-way for any purpose, including written
legal descriptions and plot plans, and any limitations on such easements
or rights-of-way. Easements or rights-of-way shall be specifically
described on the plans. Easements should be located in cooperation
with the appropriate public utilities where applicable.
(7)
If the subdivision proposes a new road intersection with a state
legislative route, the intersection permit number(s) shall be indicated
for all such intersections and the PennDOT permit shall be submitted
to the Township.
(8)
A certification of ownership, an acknowledgement of the plan
and an offer of dedication shall be affixed to the plan and shall
be acknowledged and signed by the applicant(s) and owner(s) of the
property and duly notarized.
(9)
All waivers being requested by the applicant, as well as all
waivers previously granted to the applicant by the Board of Supervisors,
shall be clearly stated on the first sheet of the final plan submission.
(10)
Certificate for approval of the final plan by the Board of Supervisors
shall be included as well as any other certificates required by the
Township.
(11)
The name (or number) and cartway width and lines of all existing
public roads and the name and location of all other roads within the
property, as applicable.
(12)
Reference(s) to any fee(s), whether required or as agreed to
by the applicant, shall be clearly noted on the plan.
(13)
The following data for the center line of the cartway and both
right-of-way lines of all recorded or proposed roads, within and adjacent
to the property:
(a)
Courses and distances with length in feet and hundredths of
a foot of all straight lines and of the radius and the arc (or chord)
of all curved lines with delta angles including curved lot lines,
and bearings in degrees, minutes and seconds for all straight lines;
and
(b)
The width in feet of the cartway, right-of-way and of the ultimate
right-of-way, and (in degrees, minutes and seconds) of the delta angle
of all curved lines, including curved lot lines.
(14)
A boundary survey and certification as to the accuracy of the
survey shall be provided for all subdivisions and/or land developments
except those which divide farms into two or more parcels for continued
agricultural use.
(15)
A grading plan indicating all changes in grade necessitated
by any improvements and including indication of the locations of such
improvements; for single-family detached dwellings, the grading plan
may be based on identification of a generalized building footprint
as provided above.
(16)
The final plan shall be accompanied by the following supplementary
documentation, as applicable:
(a)
An erosion and sedimentation control plan pursuant to §
138-529 herein.
(b)
A stormwater management plan pursuant to the Pennsbury Township
Stormwater Management Ordinance.
(c)
A landscape plan demonstrating compliance with §
138-522 herein.
(d)
A lighting plan demonstrating compliance with §
138-524 herein.
(e)
If the proposed subdivision or land development will utilize groundwater as the source of potable water, a hydrologic study prepared pursuant to §
138-408.
(f)
A green design assessment prepared pursuant to §
138-410 herein.
(g)
An historic resource impact statement prepared pursuant to §
138-407 herein, if required by §
138-407.
(h)
An environmental impact assessment prepared pursuant to §
138-406, if required by §
138-406.
(i)
A community impact assessment prepared pursuant to §
138-405 herein, if required by §
138-405.
(j)
A traffic impact study prepared pursuant to §
138-409 herein, if required by §
138-409.
(k)
A hydrogeology study prepared pursuant to §
138-408 herein, if required by §
138-408.
(l)
A carbonate study prepared pursuant to §
138-404 herein, if required by §
138-404.
(m)
If the final plan or land development application involves land
that is subject to a prior subdivision and/or land development, the
applicant shall submit copies of all prior permits and approvals relating
to the prior subdivision and/or land development, including but not
limited to waivers granted, conditions imposed on the prior approval,
PennDOT Highway Occupancy Permits, etc.
(n)
If a homeowners' association or similar entity is to be
established to maintain any improvements depicted on the subdivision
or land development plan, the association documents (the declaration,
public offering statement, etc.) shall be provided to the Township
Solicitor for review prior to final plan approval. The formation documents
must clearly describe the maintenance, operation and funding mechanism
relative to the perpetual operation and maintenance of improvements.
(o)
A full title search for all parcels which are part of the subdivision
and/or land development, including copies of all excepted documents
for each parcel.
(p)
Any other documents or information which the Township may require
in order to clarify the submittal and carry out the intention of this
chapter.
(q)
If the final plan or land development application includes any
feature subject to conditional use, special exception, or variance
approval, then the applicant's supplementary documentation shall
contain copy(ies) of any applicable order of approval for such conditional
use, special exception, or variance and all plans approved as part
of the order.