[Ord. No. 109-2004, § 501, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
It is strongly suggested that the applicant submit a sketch plan
as a basis for informal discussion with the Planning Commission and,
as appropriate, the Board of Supervisors as to the intended use and
arrangement of proposed subdivision or land development.
2.
The applicant may submit whatever information he deems useful; however,
to facilitate the fullest possible response from the Planning Commission,
the applicant is encouraged to submit the following items:
A.
Name and address of the owner/applicant.
B.
Name and address of the applicant's engineer, surveyor, planner,
architect, or landscape architect, if available.
C.
Scale of sketch and graphic scale; the plan need not be exact scale,
nor are precise dimensions required, but it should be clearly titled
"Sketch Plan."
D.
Approximate tract boundaries.
E.
North point.
F.
Location map.
G.
Streets on and adjacent to the tract.
H.
Topographical and physical features, including contours (minimum
ten-foot intervals).
I.
Proposed general lot, building and street layout.
J.
Applicable zoning requirements.
K.
In the case of land development plans, proposed general layout, including
building locations, parking lots, and open spaces.
[Ord. No. 109-2004, § 502, 9/8/2004; as amended by Ord. 122-2006, 12/15/2006; by Ord. 171-2014, § 3, 5/14/2014; and by Ord. No. 209-2023, 9/13/2023]
1.
A preliminary plan shall consist of and be prepared in accordance
with the following:
A.
Drafting Standards.
(1)
Subdivision or land development plans submitted for review for
preliminary approval shall be clear and legible black or blue on white
prints of the drawings. Space shall be provided for signatures by
the Board on the face of the plans.
(2)
Preliminary plans shall be on sheets not larger than 34 inches
by 44 inches overall. It is recommended that, as far as practicable,
final plan sheets be held to the following overall sizes: 17 inches
by 22 inches, 24 inches by 36 inches, 30 inches by 42 inches. Where
necessary to avoid sheets larger than the maximum size prescribed
above, preliminary plans shall be drawn in two or more sections, accompanied
by a key diagram showing relative location of the sections.
(3)
The scale shall be one inch equals 50 feet or less, except that,
where proposed lots are to be greater than five acres in size, the
scale may be one inch equals 100 feet.
(4)
Dimensions shall be set in feet and decimal parts thereof, bearings
in degrees, minutes, and seconds (errors of closure shall not be more
than 1 part per 10,000).
(5)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(6)
The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
(7)
All plans and surveys shall be prepared in accordance with the
Act of May 23, 1945, P.L. 913, No. 367, as amended, known as the "Engineer,
Land Surveyor and Geologist Registration Law," 63 P.S. § 148
et seq.
B.
Site Design and Layout Plan.
(1)
A key map for the purpose of locating the site to be subdivided
or developed, at a scale that ensures readability, shall show the
relation of the tract to adjoining property and to all streets and
municipal boundaries existing within 1,000 feet of any part of the
property proposed to be subdivided or developed. This map shall be
drawn at a minimum scale of one inch equals 1,000 feet.
(2)
A series of maps, prepared according to Subsection 1A, above, with accompanying narrative as needed, shall show the following:
(a)
Proposed subdivision or land development name or identifying
title.
(b)
Name and address of the landowner of the tract or of his authorized
agent, if any.
(c)
Name and address of the registered engineer or surveyor responsible
for the plan. If an architect or landscape architect collaborated
in the preparation of the plan, his name and address also shall appear.
(d)
Zoning information, including: applicable district, lot size
and yard requirements, proof of any variance, special exception or
conditional uses, which may have been granted, and any zoning boundaries
that traverse or are within 200 feet of the tract.
(e)
Tract boundaries showing bearings and distances.
(f)
Total acreage of the tract being subdivided.
(g)
Original date of preparation, revision dates, north point, and
graphic and written scale.
(h)
The names of all owners and the deed references of all adjacent
lands, the names of all proposed and existing subdivisions adjacent,
and the locations and dimensions of any streets and/or right-of-way
easements shown therein.
(i)
The locations and dimensions of all existing streets, bridges,
culverts, pipes, railroads, sewers and sewage systems, aqueducts,
water mains and feeder lines, fire hydrants, gas, electric, and oil
transmission lines, water courses, buildings, sources of water supply,
easements, and other significant features within the property or any
adjacent property, or within any other property which the Planning
Commission feels could be impacted by the proposed development or
subdivision.
(j)
The locations and widths of cartways and rights-of-way for any
streets or other public ways or places as shown upon an adopted local
or county plan, if such plan exists for the area to be subdivided
or developed.
(k)
Identification of all historically significant sites or structures
within the property or any adjacent property, or within any other
property which the Planning Commission feels could be impacted by
the proposed development or subdivision. The applicant shall submit
a historic structure/site survey form for each area on the plan. If
there are no historic structures, a plan note to that effect is required.
(l)
Locations of walkways, paths, trails (pedestrian, equestrian,
bicycle, etc.), traversing the site and extending beyond it that have
been in public use. Proposals for their continued protection through
easement or otherwise shall be included.
(m)
Locations of known or potentially sensitive ecological areas
such as endangered species habitats.
(n)
A full plan of the development, showing proposed lot layout
with lots numbered in consecutive order and individual lot dimensions
sufficiently detailed to demonstrate to the Township how the proposed
layout complies with zoning requirements and that it is mathematically
attainable within the parcel being subdivided, and location of areas
to be subject to easements of any kind. In addition, the plan for
a land development shall show, where applicable, proposed building
locations, location and size of parking lots/spaces, provisions for
access and traffic control, locations of loading areas, and provisions
for landscaping and lighting of the site.
(o)
Where the plan submitted covers only a part of the applicant's
entire holding and where specifically required by the Township Planning
Commission, a sketch plan of the prospective future street system
of the unsubmitted part; the street system of the submitted part will
be considered in light of adjustments and connections with future
streets in the part not submitted.
(p)
In addition to all other requirements, plans for conservation
designs or multifamily developments also must include the following
information:
(q)
Where subdivision of land is proposed as a part of land development
because of creation of mortgages encumbering less than the entire
tract, a plan shall be submitted showing the proposed division of
property, including fee-simple access to all parcels not fronting
on public roads. Such access shall be a minimum of 50 feet wide.
(3)
All preliminary plans shall be accompanied by planning modules for land development provided by the Pennsylvania Department of Environmental Protection, including information with regard to the means of sewage disposal and provision of water supply and, if on-site sewage facilities are contemplated, certain test pit and percolation test information as called for in § 22-622, Subsection 4, in order that the Township may have sufficient information to make a determination if the proposed subdivision or land development adequately meets the sewage disposal needs of the Township.
(4)
A statement or certificate by the engineer or surveyor indicating
that the plans are, or are not, in conformity with engineering, zoning,
subdivision, building, sanitation, and other applicable ordinances
and regulations and if they are not so conforming, the reasons for
requesting an exception. Proposed zoning changes shall note the suggested
locations of buildings in connection therewith.
C.
Improvements Construction Plan.
(1)
A statement describing proposed public improvements, including:
streets and gutters, a typical cross-section diagram of proposed street
construction, and the means of water supply and sewage disposal to
be provided.
(2)
A plan or plans showing location, width, and names of all proposed
streets and street rights-of-way, and including all street extensions
or spurs as are reasonably necessary to provide adequate street connections
and facilities to adjoining developed or undeveloped areas; preliminary
profiles for proposed streets; proposed minimum setback line for each
street; location and dimensions of playgrounds, public buildings,
public areas, and parcels of land proposed to be dedicated or reserved
for public use.
(3)
Where public sewer service is determined to be available through
connection to the public sewer system of a municipality or municipal
authority, or where a community sewage system is anticipated, the
preliminary design of sewage systems, including, but not limited to,
the location and grade of sewers, pumping stations, sewer mains and,
where applicable, sewage treatment plants and wastewater reclamation/land
application sites, showing the type and degree of treatment intended
and the size, capacity, and location of treatment facilities. Also,
if required by the Authority or the Board of Supervisors, the location
of a proposed right-of-way not less than 30 feet in width along natural
watercourses and where otherwise necessary in order to permit the
Authority and/or Township to construct and maintain sanitary sewers
as and when required.
(4)
Where off-site or central water service is anticipated, the
preliminary design of water distribution facilities, including the
size and location of water mains, fire hydrants, storage tanks and,
where appropriate, wells or other water sources.
(5)
If land to be subdivided lies partly in another municipality,
the applicant shall submit information concerning the location and
design of streets, layout and size of lots, and provision of public
utilities on land subject to his control within the adjoining municipality.
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 also shall be submitted.
(6)
Where the applicant proposes to install the improvements in
sections, he shall submit with the preliminary plan, pursuant to § 508(4)
of the Municipalities Planning Code, 53 P.S. § 10508(4),
a delineation of the proposed sections and a schedule of deadlines
within which applications for final approval of each section are intended
to be filed.
D.
Conservation Plan. A conservation plan shall be submitted as part
of the preliminary plan application and shall include the following
minimum information:
(1)
Site Inventory of Existing Features. The applicant shall identify
the following site features, as applicable, by displaying them on
the property base map:
(a)
Topography, the contour line intervals of which shall be not
more than two feet for land with average natural slope of 10% or less,
and at intervals of not more than five feet for land with average
natural slope exceeding 10%. Location and elevation to which contour
elevations refer shall be identified; where reasonably feasible, this
shall be a known established benchmark. Slopes exceeding 15% &
25% shall be clearly indicated. Topography obtained from the most
current USGS 7.5 minute series quadrangle map, or other method acceptable
to the Township Engineer, may be utilized when the applicant can demonstrate
that a lot or lots have been restricted from future development.
(b)
The location and delineation of ponds, streams, wetlands (as mapped in the Comprehensive Plan), natural drainage swales, areas of hydric soils, and floodplain boundaries. Where the proposed subdivision and/or land development lies partially or completely within any Floodplain area (as delineated in the Township Floodplain Management Ordinance, Chapter 8) or areas of hydric soils as identified by Web Soil Survey or other approved source, the conservation plan shall include a map showing the following:
1)
The floodplain boundaries and elevations, which shall be those
determined by the Federal Emergency Management Agency (FEMA), the
Township, or from other known sources or, in the absence of such,
shall be as calculated by the applicant.
3)
Areas of jurisdictional wetlands, as defined by the Army Corps
of Engineers.
4)
Areas subject to special deed restrictions.
5)
The location and elevation of proposed roads, utility and building
sites, fill and erosion and/or flood protection facilities.
(c)
Soil series, types, and phases, as mapped by the USDA Soil Conservation
Service, and accompanying data tabulated for each soil, including:
name, depth to seasonal high water table, agricultural capability
class, erodibility (if data are available), and hydrologic group.
(d)
Vegetative cover conditions on the property according to general
cover type; e.g., cultivated land, permanent grass land, old field,
hedgerow, tree line, orchard, woodland, etc. For all woodlands the
applicant shall indicate the principal species of dominant and co-dominant
trees and the shrub understory.
(e)
Historic resources, including structures, ruins, sites, traces,
and relationship to the boundaries of any National Register Historic
District. If none exist, a statement to this effect shall be placed
on the plans.
(f)
Existing paths and trails.
(g)
A delineation of those portions of the tract visible from adjacent
public roads, together with any areas or sites deemed visually significant
as identified on the map of scenic resources in the Comprehensive
Plan.
(2)
Impact Assessment. The site features identified in § 22-502, Subsection 1D(1), above, shall be shown on plan map(s) or on a transparent overlay at the same scale as plan map(s) submitted, in order to determine the locational relationship of identified site features to development as proposed, including proposed structures, roads, driveways, parking areas, stormwater management facilities, recreation facilities, sewage or water lines or facilities, changes to natural grade, and vegetation removal. This overlay shall be provided when requested by the Township Planning Commission or Engineer.
[Ord. No. 109-2004, § 503, 9/8/2004; as amended by Ord. 122-2006, 12/15/2006; by Ord. 171-2014, § 4, 5/14/2014; by Ord. 180-2016, 4/13/2016; and by Ord. No. 209-2023, 9/13/2023]
1.
Final plans shall conform in all important details to preliminary
plans, including any conditions specified by the Board. A final plan
shall consist of and be prepared in accordance with the following:
A.
Drafting Standards.
(1)
Subdivisions or land development plans submitted for review
for final approval shall be clear and legible black or blue on white
prints of the drawings. Space shall be provided for signatures by
the Board on the face of the plans.
(2)
Final plans shall be on sheets not larger than 34 inches by
44 inches overall. It is recommended that, as far as practicable,
final plan sheets be held to the following overall sizes: 17 inches
by 22 inches, 24 inches by 36 inches, 30 inches by 42 inches. Where
necessary to avoid sheets larger than the maximum size prescribed
above, final plans fall be drawn in two or more sections, accompanied
by a key diagram showing relative location of the sections.
(3)
The scale shall be one inch equals 50 feet or less, except that,
where proposed lots are to be greater than five acres in size, the
scale may be one inch equals 100 feet.
(4)
Dimensions shall be set in feet and decimal parts thereof, bearing
in degrees, minutes, and seconds (errors of closure shall not be more
than one part per 10,000).
(5)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(6)
The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
(7)
All plans and surveys shall be prepared in accordance with the
Act of May 23, 1945, P.L. 913, No. 367, as amended, known as the Engineer,
Land Surveyor and Geologist Registration Law, 63 P.S. § 148
et seq.
(8)
The plan set shall include signature blocks for the Honey Brook
Township Board of Supervisors and Township Engineer as shown in Appendix
22-C[1] and the Chester County Planning Commission. Space for
the Recorder of Deeds recording information must also be provided.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
B.
Site Design and Layout Plan.
(2)
Sufficient data to determine readily the location, bearing,
and length of every lot and boundary line and to produce such lines
upon the ground, including all dimensions, angles, or bearings of
lines and areas of each lot and of each area proposed to be dedicated
to public use. The gross and net area of the parent tract and the
individual lots being proposed shall be included.
(3)
Proposed house/building locations, approved street names and
approved situs addresses. The Township shall coordinate street names
with the Chester County Department of Emergency Services prior to
final plan submission. The Township shall approve all street names
and assign situs addresses throughout the municipality prior to final
plan submission.
(4)
Location of permanent reference monuments.
(5)
A certificate of title showing the ownership of the land to
be vested in the subdivider or other applicant for plan approval.
(6)
A statement duly acknowledged before an officer authorized to
take acknowledgments of deeds and signed by the owner or owners of
the property, to the effect that the subdivision or land development
shown on the final plan is made with his or their free consent and
in accordance with his or their desires.
(7)
All offers of dedication and covenants governing the reservation
and maintenance of undedicated open space, which shall bear the certificate
of approval of the Township Solicitor as to their legal sufficiency.
(8)
A copy of such private deed restrictions, including building
setback lines, as may be imposed upon the property as condition to
sale, together with a statement of any restrictions previously imposed
which may affect the title to the land being subdivided. Such restrictions
shall be satisfactory to the Board.
(9)
Such certificates of approval (or of preliminary approval) by
proper authorities of the commonwealth as may have been required by
the Board or by this chapter.
(10)
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
Township ordinances and regulations. In any instance where such plans
do not conform, evidence shall be presented that an exception or waiver
has been authorized. The waivers, conditional uses, special exceptions
and variances granted shall be lettered on the record plan sheet with
the appropriate section references and date that relief was granted.
C.
Improvements Construction Plan. Where public improvements other than
monuments and street traffic signs are to be required for any subdivision
or land development, an improvements construction plan and specifications
prepared by a registered professional engineer shall be filed, setting
forth the nature and location of the work and all engineering data
necessary for completion of the work. The improvements construction
plan and specifications shall be subject to approval by the Board
of Supervisors as a prerequisite to approval of the final plan. The
improvements construction plan shall conform to the following standards
and shall contain the following information:
(1)
The improvements construction plan shall be at one of the following
scales:
|
Horizontal
|
Vertical
|
|---|---|
|
100 feet = 1 inch
|
10 feet = 1 inch
|
|
50 feet = 1 inch
|
5 feet = 1 inch
|
(2)
Where streets are proposed for dedication, a plan is required
of street profiles and cross-sections incorporating the following
information:
(a)
The profile plan shall show the vertical section of the existing
grade and proposed grade along with the center line of the proposed
street. Where storm drainage, water supply and/or sanitary sewer lines
are to be installed, they also shall be indicated on the profile plan.
(b)
A typical cross-section of street construction shall be shown
on the profile plan and shall indicate the following:
1)
Right-of-way width and the location and width of paving within
a right-of-way.
2)
Type, thickness, and crown of paving, including base and subbase.
3)
The location, width, type, and thickness of curbs, sidewalks,
and stone sub-base to be installed, if any.
4)
Typical location, size, and depth of any underground utilities
that are to be installed in the right-of-way, where such information
is available.
(3)
If required, a plan for location and type of street lights to
be installed, together with the necessary contract for street light
installation for approval by the Township.
(4)
Where off-site or community sewer service is to be provided,
the final design of all facilities, including, but not limited to,
sewer mains, manholes, pumping stations, and sewage treatment facilities
shall be designed in accordance with PADEP standards.
(5)
Where off-site or central water service or water supply is to
be provided, the final design, including location and size of all
water service facilities within the subdivision, shall be shown, including
wells, storage tanks, pumps, mains, valves, and hydrants. The plan
shall contain a statement that the placement of fire hydrants and
the components of the system have been reviewed by the Fire Marshall
and that both are compatible with the firefighting methods and equipment
utilized by local fire companies.
D.
Conservation Plan. A conservation plan as stipulated in § 22-502, Subsection ID, consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final approval.
E.
A stormwater management site plan, containing the information required by § 20-402 of the Honey Brook Township Stormwater Management Ordinance, Chapter 20, shall be provided as part of the final plan submission, consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final plan approval.
