Borough of West Chester, PA
Chester County
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Table of Contents
Table of Contents
A. 
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 Borough Council as to the intended use and arrangement of a proposed subdivision or land development.
B. 
The applicant may submit whatever information he deems useful. To the degree of detail feasible at the time of sketch plan submission, the applicant is encouraged to identify upon the sketch plan or on a separate transparent overlay at the same scale as the sketch plan the site features to be included in the site analysis requirements of the conservation plan, as stipulated in § 97-45D(1) below, to facilitate the fullest possible response from the Planning Commission. At minimum, the applicant is encouraged to submit the following items:
(1) 
The name and address of the owner and applicant.
(2) 
Scale of sketch and graphic scale; said plans need not be exactly to scale, nor are precise dimensions required, but it should be clearly titled "Sketch Plan."
(3) 
Approximate tract boundaries.
(4) 
North arrow.
(5) 
Location map.
(6) 
Streets in and adjacent parcel to the tract.
(7) 
Topographical and physical features, including:
(a) 
Contours (minimum five-foot intervals).
(b) 
Plotting of soil types.
(c) 
Estimated boundaries of any floodplain or wetland.
(8) 
Proposed general lot, building and street layouts.
(9) 
In the case of land development plans, proposed general layout, including building locations, parking lots and open spaces.
(10) 
If feasible at this stage, a table comparing Zoning Code requirements with project requirements.
A preliminary plan shall consist of and be prepared in accordance with the following:
A. 
Drafting standards.
(1) 
The plan shall be drawn to a scale that is adequate for proper review, but in no case larger than one (1) inch equals twenty (20) feet or smaller than one (1) inch equals one hundred (100) feet.
(2) 
When dimensions are finally determined, such 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 (1) part per ten thousand (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.
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 of not less than one (1) inch equals eight hundred (800) feet, showing the relation of the tract to adjoining property and to all streets and municipal boundaries existing within one thousand (1,000) feet of any part of the property proposed to be subdivided or developed shall be provided.
(2) 
Certain plans and other maps.
(a) 
A series of maps, prepared according to Subsection A above with accompanying narrative as needed, shall be provided, showing the following:
[1] 
The proposed subdivision or land development name or identifying title.
[2] 
The name and address of the landowner of the tract and of his authorized agent, if any.
[3] 
The name, address and telephone number of the registered engineer or surveyor responsible for the plan. All plans showing the proposed subdivision of land must be actually prepared by a surveyor registered in the Commonwealth of Pennsylvania. If an architect or landscape architect collaborated in the preparation of the plan, his name and address also shall appear.
[4] 
Zoning information, including applicable district, lot size and yard requirements, proof of any variance or special exception which may have been granted and any zoning boundaries that traverse or are within two hundred (200) feet of the tract.
[5] 
Tract boundaries showing bearings and distances.
[6] 
Total acreage of the tract.
[7] 
The original date of preparation, revision dates, North point and graphic scale.
[8] 
The names of all owners of all adjacent lands, the names of all adjacent proposed and existing subdivisions and the locations and dimensions of all streets and/or right-of-way easements shown thereon.
[9] 
The locations and dimensions of all existing streets, railroads, sewers and sewage systems, aqueducts, water mains and feeder lines, fire hydrants, gas, electric and oil transmission lines, watercourses, buildings, sources of water supply, easements, areas subject to special deed restrictions and other significant features within the property or within three hundred (300) feet of any part of the property proposed to be developed or subdivided.
[10] 
The locations and widths of all 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.
[11] 
Locations of all historically significant sites or structures on the tract or on any abutting property.
[12] 
Locations of walkways and paths (pedestrian, equestrian, bicycle, etc.) that have been in public use, with proposals for their continued protection through easement or otherwise.
[13] 
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 Borough how the proposed layout compares to 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, provisions for access and traffic control, locations of loading docks and provisions for landscaping and lighting of the site.
(b) 
Where the plan submitted covers only a part of the applicant's entire holding, a sketch of a prospective future street system of the submitted part will be considered in light of adjustments and connections with future streets in the part not submitted.
(c) 
In addition to all other requirements, plans for traditional neighborhood or multifamily developments also must include the following information:
[Amended 7-19-1995 by Ord. No. 12-1995]
[1] 
Areas that are proposed to remain open or wooded.
[2] 
Recreational areas.
[3] 
Total dwelling units, number of buildings, proposed density and total parking spaces.
(d) 
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 for access to all parcels not fronting on public roads. Such easements shall be a minimum of fifty (50) feet wide.
(3) 
The applicant shall procure from appropriate Borough sources statements of availability of water and sewer capacity.
(4) 
A statement or certificate by the applicant indicating that the plans are or are not in conformity with engineering, zoning, subdivision, building, sanitation and other applicable Borough chapters and regulations shall be provided 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 facilities for water supply and sewage disposal shall be provided.
(2) 
A plan or plans showing location, width and names of all proposed streets and street rights-of-way shall be provided, including all street extensions or spurs as are reasonably necessary to provide adequate street connections and facilities to adjoining developed or undeveloped areas; all driveways or street connections to existing roads; 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.
(3) 
A plan showing any sanitary sewage facility, including the location and grade of sewers and the size and location of laterals from the street, shall be provided.
(4) 
A plan showing the design of any water distribution facilities, including the size and location of water mains, fire hydrants or other water sources, shall be provided.
(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 municipalities. 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 municipalities also shall be submitted.
(6) 
Where the applicant proposes to install the improvements in sections, he shall submit, with the preliminary plan, pursuant to Section 508 of Act 170, a delineation of the proposed schedule of deadlines within which applications for final approval of each section are intended to be filed.
D. 
Conservation plan. A conservation plan 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 (2) feet for land with average natural slope of ten percent (10%) or less and at intervals of not more than five (5) feet for land with average natural slope exceeding ten percent (10%). Location and elevation to which contour elevations refer shall be identified; where reasonably feasible, this shall be a known established benchmark. Slopes exceeding fifteen percent (15%) shall be clearly indicated.
(b) 
The location and delineation of ponds, streams, wetlands (as delineated on the National Wetlands Inventory Maps and/or as defined by the Pennsylvania Department of Environmental Resources) and natural drainage swales, areas of wet soils and one-hundred-year floodplain boundaries. Where the proposed subdivision and/or land development lies partially or completely within any identified floodplain area or wetland area or where such activities border on any identified floodplain area or wetland area, the conservation plan shall include a map showing the following:
[1] 
The location and elevation of proposed roads, utility and building sites, fill and flood or erosion protection facilities.
[2] 
The one-hundred-year floodplain. Elevations shown shall be those determined by the Federal Insurance Administration or from other known sources or, in the absence of such, shall be as calculated by the applicant.
[3] 
Areas of wetland, as defined herein.
(c) 
Soil series, types and phases, as mapped by the Soil Conservation Service and accompanying data tabulated for each soil, including its name, depth to seasonal high-water table, erodibility (if data are available) and hydrologic group.
(d) 
Type of vegetative cover on the property. Areas occupied by trees over twenty-four (24) inches, along with the species of such trees.
(e) 
Historic resources, including structures, ruins, sites, traces and relationship to the boundaries of any National Register historic district.
(f) 
Existing or proposed paths and trails.
(g) 
A delineation of those portions of the tract visible from adjacent public records.
(2) 
Impact assessment. The site features identified as per Subsection D(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.
E. 
Drainage plan. A drainage plan prepared in accordance with the provision in Chapter 94 of the Borough Code shall be submitted.
[Amended 3-17-2004 by Ord. No. 7-2004]
F. 
Transportation impact studies. If required by § 97-40.2, a transportation impact study shall be submitted with the preliminary plan.
[Amended 7-26-2016 by Ord. No. 9-2016]
Final plans shall conform in all important details to preliminary plans, including any conditions specified by Borough Council in its approval of the preliminary plan. A final 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 final approval shall be clean and legible black- or blue-on-white prints of the drawings. Upon completion of review and for signature by Borough Council, clean and legible copies of all plans shall be submitted. Space shall be provided on the face of the plans for signatures of Council President, Borough Secretary, Borough Planning Commission, Chester County Planning Commission and Recorder of Deeds.
(2) 
Final plans shall be on sheets not larger than thirty-four by forty-four (34 x 44) inches overall and not smaller than seventeen by twenty-two (17 x 22) inches. Where necessary to avoid sheets larger than the maximum size prescribed above, final plans shall be drawn in two (2) or more sections, accompanied by a key diagram showing relative location of the sections. The scale shall not be less than one (1) inch equals one hundred (100) feet or more than one (1) inch equals twenty (20) feet. All dimensions shall be shown in feet and hundredths of a foot.
B. 
Site design and layout plan. The following shall be provided:
(1) 
All information required in § 97-45B(2) above.
(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 the lines and dedicated to public use. The gross and net area of the tract shall be included.
(3) 
For residential subdivisions, the proposed house locations and names of all streets.
(4) 
Location of permanent reference monuments and certification by the registered engineer or land surveyor that the monuments shown thereon exist as located and that all dimensions and geodetic details are correct.
(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 new 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 Borough 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 all restrictions previously imposed which may affect the title of the land being subdivided. Such restrictions shall be satisfactory to Borough Council.
(9) 
Such certificates of approval (or of preliminary approval) by proper authorities of the state as may have been required by Borough Council or by this chapter.
(10) 
A certificate by the registered engineer or land surveyor who prepared the plans that such plans are in conformity with zoning, building, subdivision and other applicable Borough chapters and regulations. In any and all instances where such plans do not conform, evidence shall be presented that an exception or waiver has been granted or authorized.
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 professional engineer registered in Pennsylvania 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 review by the Planning Commission and approval by Borough Council 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 (1) of the following scales:
(a) 
Horizontal: one (1) inch equals one hundred (100) feet / vertical: one (1) inch equals ten (10) feet.
(b) 
Horizontal: one (1) inch equals fifty (50) feet / vertical: one (1) inch equals five (5) feet.
(2) 
A plan of street profiles and cross sections shall be submitted, incorporating the following information:
(a) 
The profile plan shall show the vertical section of the existing grade at existing center line and right-of-way lines and proposed grade along the center line of the proposed street. Where storm drainage 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.
[3] 
The location, width, type and thickness of sidewalks 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 streetlights to be installed, together with the necessary contract for streetlight installation for approval by the Borough.
D. 
Conservation plan. A conservation plan as stipulated in § 97-45D, consistent with the terms of preliminary plan approval and modified as necessary to reflect the proposal for final approval shall be provided.
E. 
Drainage plan. A drainage plan prepared in accordance with the provision in Chapter 94 of the Borough Code shall be submitted.
[Amended 3-17-2004 by Ord. No. 7-2004]