A sketch plan shall conform, to the extent practical and applicable,
with the following standards:
A.
Drafting standards. Specific drafting standards are not required for sketch plan submission; however, to the extent practicable at the time of sketch plan submission, it is strongly suggested that the drafting standards set forth in § 257-16 for preliminary plan submission be employed.
B.
Contents of sketch plan:
(1)
Name and address of the legal owner, the equitable owner, and/or
the applicant.
(2)
Tax Parcel Number(s), Folio Number(s) and Deed Book and Page Number(s).
(3)
Name, address, email, phone and fax number 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 20 feet) and 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)
Location map.
(7)
Applicable zoning district(s), including any overlays.
(8)
Locations and names of existing and proposed streets on, adjacent
to, or within 100 feet of the subject tract.
(9)
A brief narrative description of the subdivision or land development
proposal.
(10)
Significant topographic, physical, and cultural features, such
as steep slopes, wetlands and historic structures. Where aerial photogrametry
or an on-site topographic survey has not been completed at the time
of sketch plan submission, USGS topographic information may be utilized.
(11)
Schematic layout, including lot lines, if any, proposed locations
of buildings and other major structures, parking areas, streets and
other vehicular and pedestrian accessways, necessary utilities and
proposed stormwater management concepts, streetscape, landscape, and
recreational improvements, and any other improvements.
(12)
Conceptual building design, e.g., facades, massing and architectural
style using drawings, sketches, example photographs, or other means
to assist review.
(13)
Conceptual landscaping and buffers.
(14)
Photographs of the site and its surroundings.
(15)
Any information unique to the project that will aid in understanding
and review.
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 20 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)
An eleven-inch-by-seventeen-inch copy of the submittal packet, if
determined by the Zoning Officer to be suitably scaled for review.
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 streets and municipal boundaries existing within 1,000
feet of any part of the property proposed to be subdivided or developed.
(2)
A series of plan sheets prepared in accordance with the drafting
standards set forth above, with accompanying narrative as needed,
showing the following existing conditions:
(a)
Proposed subdivision or land development name or other identifying
title.
(b)
Name, address, email, phone and fax number of the applicant,
the owner of record, and their authorized agents, 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 and address and seal shall also appear. All plans showing
the subdivision of land must be signed and sealed by a registered
surveyor or professional engineer licensed in the Commonwealth of
Pennsylvania.
(d)
Zoning information, including a tabulation of required and existing
bulk and dimensional requirements, applicable district(s), lot size
and yard requirements, proof of any variance which may have been granted,
and any zoning boundaries that traverse or are within 100 feet of
the tract.
(e)
All waivers, variances, special exceptions or modifications
being requested by the applicant by the Borough Council shall be clearly
stated on the record sheet of the preliminary plan submission, and
also filed simultaneously in letter form to the Borough Council.
(f)
Original date of preparation, revision dates, with concise descriptions
of each revision and scale, both written and graphic.
(g)
Total lot or tract boundaries showing bearings and distances
and along all existing rights-of-way within and adjacent to the tract
prepared by a registered professional land surveyor.
(h)
Total area of the subject lot or tract shown in units of square
feet and acres and to the nearest hundredth.
(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 subdivisions adjacent, and the locations
and dimensions of any streets or right-of-way easements.
(k)
The locations and dimensions of all existing streets, railroads,
sewers and sewage systems, water mains and feeder lines, fire hydrants,
gas, electric, and oil transmission lines, watercourses, sources of
water supply, propane facilities, easements, and other significant
features within the property, or such driveways, intersections and
utilities, within 100 feet of any part of the subject lot or tract.
(l)
Pennsylvania One Call notes and project serial number and utility
contact information.
(m)
Topographic, physical, and cultural features are required for
submission if not previously provided to the Borough as prepared by
the surveyor.
(n)
Location and elevation of the datum to which contour elevations
refer; datum used may be a known established local bench mark.
(o)
Any proposed improvements or land disturbances requiring a permit
from any agency, including, but not limited to, the U.S. Army Corps
of Engineers, the Pennsylvania Department of Environmental Protection,
or the Delaware County Conservation District, shall be so indicated.
(p)
Locations of all existing structures on the tract, and distance
thereof from lot lines.
(3)
A full plan of the proposed subdivision or land development, prepared
in accordance with the drafting standards set forth above, including,
at a minimum:
(a)
Location and width of all cartways and rights-of-way with a
statement of any conditions, including distance to the nearest intersection;
proposed dedicated rights-of-way and reserved ultimate rights-of-way;
road names and state or municipal road numbers.
(b)
Existing and proposed street and utility easement locations
with approximate dimensions.
(c)
All proposed lot lines with dimensions and lot areas, both gross
and net, indicating those limitations excluded in the lot area definition
and impervious.
(d)
Building setback lines along each street, minimum side and rear
yard setbacks.
(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.
(g)
Locations and inverts, size, material, etc., 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 in the SWM
code.[1]
(h)
Locations and inverts, size, material, etc., 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 100 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 and maintenance.
(l)
Table showing all affected utilities, contacts and contact numbers.
(m)
The size, species and location of all trees with a caliper of
eight inches or greater. All such trees to be removed are to be designated
with an "X".
(n)
Approximate location of trees with a caliper of 12 inches or
greater on adjoining properties that are located within 10 feet of
the property line. (Said locations can be approximated from the subject
property or via existing aerial photographic data.)
(4)
The preliminary plan shall be accompanied by the following supplementary
documentation:
(a)
A preliminary erosion and sedimentation control plan.
(c)
A preliminary landscape plan.
(d)
Any information as has been required by the Borough to demonstrate
conformance with applicable overlay districts.
(e)
If the preliminary plan or land development application is filed
in accordance with an existing conditional use, special exception,
or variance, then the applicant's supplementary documentation
shall include the conditional use, special exception, or zoning order,
any conditions of approval, and all plans submitted and approved as
part of the order.
(f)
Impact studies and reports.
[1]
Purpose. Projects which have the potential of affecting public
health, safety, and welfare and impacting environmental resources
may require impact studies or reports. The intent of impact studies
and reports is to identify possible adverse effects of a subdivision
or land development, mitigate negative effects of development, and
protect the quality of life and the environment from degradation.
[2]
Thresholds for impact studies and reports. The following impact
studies shall be required as part of the preliminary plan submission
when the stated thresholds are met:
[a]
Major:
[i]
A transportation impact study is required for any application
which will generate 50 new vehicle trips in the peak direction (inbound
or outbound) during the site's peak traffic hour. The contents
of the transportation impact study shall be at the direction of the
Borough Engineer.
[ii]
Floodplain impact study. The proposed project will cause or
require earthmoving, any change in flood levels, paving or construction
within the one-hundred-year or approximate floodplain, as defined
by the United States Department of Housing and Urban Development,
the Federal Insurance and Mitigation Administration, Floodplain, Floodway
Boundary and Flood Insurance Maps, as subsequently amended.
[iii]
Wetland impact study. The project site contains a wetland subject
to regulation by DEP or the United States Army Corps of Engineers
and proposed improvements would physically encroach upon the wetland
or discharge stormwater from parking and loading areas into the wetland.
[iv]
A geology impact study is required when the applicant proposes
stormwater retention in areas with evidence of subgrade instability,
such as sinkholes or other subsidence. A hydrogeologic study may be
warranted in environmentally sensitive areas as determined by the
Borough Engineer.
[v]
Environmental impact report. The project will have potential
negative environmental impacts, as determined by the Borough, in regard
to wildlife habitats, riparian vegetation, hazardous material storage,
noise or other environmental qualities.
[3]
Preparation of studies or reports. Impact studies or reports
shall be performed by individuals with education and experience in
the field of study. The study shall identify current conditions, effects
of the proposed development, and recommended mitigation measures and
their effects. Traffic impact studies shall be undertaken in accordance
with PennDOT, USDOT or AASHTO standards.
[4]
Mitigation measures. Impact studies or reports shall identify
improvements, facilities, activities or alternative measures to reduce
any identified detrimental impacts of the development and to satisfy
any requirements set forth in this chapter or in federal, state or
other local statutes, ordinances or regulations.
[5]
Responsibility. The applicant shall be responsible for conducting
and paying for all studies relative to the project. Improvements and
mitigation measures identified in the study, offered by the applicant
or required by the Borough, shall be the responsibility of the applicant.
Final plans shall conform in all important details to approved
preliminary plans, where applicable, including any conditions of approval
specified by Borough Council. A final plan shall consist of and be
prepared in accordance with the following:
B.
Required contents of final plan and supplementary documentation.
Final plan submissions shall include all information and data set
forth below, except that the Borough may waive any specific submission
requirement where deemed not relevant to the subject application upon
the recommendation of the Borough Engineer. Information and data already
supplied at the time of preliminary plan submission, where applicable,
and satisfactorily meeting all requirements for final plan submission
need not be resubmitted except to the extent that additional copies
are needed by the Borough to facilitate review.
(1)
Final plan submissions shall include all information and data required under § 257-16B, except that preliminary supplementary documentation required under § 257-16B(4)(a) through (d) need not be resubmitted and instead shall be supplanted by the required supplementary plans set forth in Subsection B(14) 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 street lines.
(3)
A statement of restrictions of any type which exist as covenants
in the deed(s) for all lots contained wholly or in partly in the subdivision
and, if covenants are recorded, including the deed book and page number.
(4)
The specific placement of each building and all water and sewer facilities.
(5)
The location of all existing and proposed monuments and markers.
(6)
All easements or rights-of-way for any purpose, including written
legal descriptions, 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 street intersection with a state
legislative route, the intersection permit number(s) shall be indicated
for all such intersections.
(8)
A certification of ownership, acknowledgement of plan and offer of
dedication shall be affixed on the plan, and shall be duly acknowledged
and signed by the owner(s) of the property and notarized.
(9)
All waivers, special exceptions and variances being requested by
the applicant, as well as all waivers, special exceptions and variances
granted to the applicant by the Borough Council, shall be clearly
stated on the record sheet of the final plan submission.
(10)
Certificate for approval of the plan by Borough Council and
by the Borough Planning Commission shall be presented, as well as
other certificates required by the Borough Engineer and other parties.
(11)
The name (or number) and cartway width and lines of all existing
public streets and the name and location of all other roads within
the property, as applicable.
(12)
Any fees, whether required or agreed to by the developer, shall
be clearly noted on the plan, unless otherwise indicated in a developer's
agreement.
(13)
The following data for the center line of the cartway and both
right-of-way lines of all recorded and proposed streets 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.
