Township of Londonderry, PA Plan Content Requirements

The plan shall be drawn to a scale that is adequate for proper review, but in no case larger than one inch equals 20 feet or smaller than one inch equals 100 feet.

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 part per 10,000).

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed.

Site design and layout plan.

A key map for the purpose of locating the site to be subdivided or developed, at a scale of not less than one inch equals 800 feet, 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. Where the subject property lies within 1,000 feet of a neighboring municipality, the applicant shall present the preliminary plan to the Planning Commission in the neighboring municipality and provide that Planning Commission with a timely opportunity to review and comment on the proposed subdivision or land development.

Sewage facilities.

[Amended 11-10-2009 by Ord. No. 04-2009]

All 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.

Where on-site sewage facilities are contemplated, the applicant shall, as part of the preliminary plan submission, present documentation that the proposed layout and sizes of lots have been reviewed by the Pennsylvania Department of Environmental Protection and that each proposed lot contains the minimum lot area necessary to meet the subsurface nitrate standards of the Department.

Where on-site sewage facilities are contemplated, the Township shall be provided with sufficient information to make a determination as to whether the proposed subdivision or land development adequately meets the sewage disposal requirements of the Township. This shall include submission by the applicant of certain test pit and percolation test information as required by § 130-49 of this chapter, and graphic indication that each proposed lot will comply with the minimum contiguous lot area requirements of Chapter 170, Zoning.

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 Township 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.

A preliminary impact assessment and mitigation report, in accordance with § 130-84.

Conservation plan. A conservation plan shall include the following minimum information, which also shall be used to meet the applicable requirements of § 130-84, Impact Assessment and Mitigation Report, of this chapter:

Site inventory of existing features. The applicant shall identify the following site features, as applicable, by displaying them on the property base map:

Geologic formations, based upon available published information or more detailed data obtained by the applicant for his property.

Topography, the contour line intervals of which shall be not more than two feet. Location and elevation to which contour elevations refer shall be identified; where reasonably feasible, this shall be a known, established benchmark. Moderately steep slopes (15% to 25%) and very steep slopes (exceeding 25%) shall be clearly indicated.

[Amended 10-27-2008 by Ord. No. 08-2008]

The location and delineation of ponds and streams as defined by the Pennsylvania Department of Environmental Protection and natural drainage swales, and areas of one-hundred-year floodplain boundaries, and any area located within the Riparian Corridor Conservation District, as delineated under the terms of Chapter 170 Zoning. Where the proposed subdivision and/or land development lies partially or completely within any identified floodplain area or where such activities border on any identified floodplain area, the conservation plan shall include a map showing the following:

[Amended 3-24-2008 by Ord. No. 01-2008]

The location and elevation of proposed roads, utility and building sites, fill, and flood or erosion protection facilities;

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;

(d)

Wetlands.

Wetlands, where indicated by any one or more of the following:

[a]

The National Wetlands Inventory Maps, as prepared by the U.S. Fish and Wildlife Service or any other governmental agency having jurisdiction;

[b]

Hydric soils or soils with hydric soil inclusions, as depicted in the Soil Survey of Chester and Delaware Counties and/or in USDA SCS Hydric Soils Lists; and

[c]

The existence of hydrophytic vegetation or hydrologic conditions, as determined by on-site investigations performed in accordance with the Federal Manual for Identifying and Delineating Jurisdictional Wetlands dated January 10, 1989, or as later amended.

If, after examination of the site, a qualified professional selected by the applicant determines that wetlands are not located on the site, the following note must appear on the plan: "This site has been examined by a qualified professional and no wetlands were found to exist."

Submissions containing this note must be accompanied by a written statement signed by the examining professional attesting to the fact that the site was examined in accordance with the Federal Manual for Identifying and Delineating Jurisdictional Wetlands dated January 10, 1989, or as later amended, and no wetlands were found to exist. In addition, a written statement of the qualifications of the professional who examined the site shall accompany the submission.

(e)

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, agricultural capability class, erodibility (if data are available), and hydrologic group.

(f)

Vegetative cover conditions on the property according to general cover type, e.g., cultivated land, permanent grass land, riparian buffer areas, old field, hedgerow, woodland, etc.

[Amended 2-11-2014 by Ord. No. 01-2014]

Woodlands shall be identified and shown as Class I, Class II, and/or Class III consistent with the information presented on Map 5-4, Woodland Classification, of the Londonderry Township Comprehensive Plan of 2007, as it may be amended from time to time. Further, any of the following areas designated on Map 5-4 that are located on the subject tract shall be mapped: forest interiors, forested slopes, and/or forested headwaters.

For all woodlands, the applicant shall indicate the principal species of dominant and co-dominant trees and the shrub understory.

All specimen trees shall be identified, as well as all tree masses not to be disturbed and all individual mature trees of six-inch and greater DBH within 50 feet of areas to be disturbed.

[4]

The applicant shall include provision for the long-term management of any woodland area not subject to disturbance and any area selected for introduction of compensatory plantings in accordance with § 130-61. Where applicable, preliminary and final plan submission shall include a statement of woodland management objectives and shall demonstrate to the satisfaction of the Board the feasibility of intended management practices, aiming to insure the success of introduced plantings and deterrence of invasive species.

(g)

Historic resources, including structures, ruins, sites, fence lines or walls and/or their remnants, traces, and relationship to the boundaries of any National Register historic district.

(h)

Existing paths and trails.

(i)

A delineation of those portions of the tract visible from adjacent public roads.

(j)

Habitat areas of identified endangered species.

(k)

Scenic resources located on or adjacent to the tract or that may be impacted by the proposed development of the tract. Resources shall be those shown on Map 6-1, Scenic Resources, of the Londonderry Township Comprehensive Plan of 2007, as it may be amended from time to time, including, as applicable, accents, scenic vistas, scenic roads, public viewsheds, and the Doe Run and White Clay Creek scenic river corridors.

[Added 2-11-2014 by Ord. No. 01-2014]

Relationship to proposed development. 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.

4-Step Design Process.

For any residential subdivision proposing to use the open space design option, as provided in Chapter 170, Zoning,[1] a design plan for the tract shall be submitted showing restricted open space lands; house locations; streets, trails, and stormwater management facilities; and lot lines, developed in accordance with the following 4-Step Design Process. An application for multifamily residential development, or for any other subdivision or land development where no restricted open space is to be designated, shall be required to demonstrate compliance with this process to the maximum extent feasible; land to be set aside for recreation and/or to be left undisturbed shall be located and planned on the same basis as restricted open space under the 4-Step Design Process.

Step l: Delineation of Open Space Lands.

For an application proposing use of the open space design option or multifamily residential development, the required minimum percentage and acreage of restricted open space lands shall be calculated by the applicant and submitted in accordance with the provisions of Chapter 170, Zoning.

Location and configuration.

[a]

Open space lands shall be located and configured in accordance with the following, in consultation with the Planning Commission:

[i]

Section 170-46, Open space design option, of Chapter 170, Zoning, and in particular the purposes in Subsection A and the standards in Subsection D, including as a priority the protection of prime agricultural soils and active farmland;

[ii]

Natural, scenic, and historic resource protection objectives as expressed and mapped in the Londonderry Township Comprehensive Plan. Priority shall be placed upon greenway corridors, riparian buffers, headwater areas, and Class I and Class II woodlands, as documented in the Comprehensive Plan; and

[iii]

Protection, to the maximum extent feasible, of other features identified in the conservation plan prepared in accordance with Subsection C, above.

[b]

The applicant shall demonstrate how the proposed configuration of open space on the tract will accomplish these resource protection objectives. The Township shall, as it deems necessary and appropriate, require changes in the open space delineation where it finds the proposed open space does meet these objectives.

[c]

Proposed open space lands shall be designated on the map prepared for the conservation plan, as required in Subsection C, above.

[d]

Open space lands also shall be delineated on the basis of the tract's configuration and its context in relation to resource areas on adjoining and neighboring properties.

Step 2: Building Locations.

Potential locations of principal buildings shall be tentatively identified, using the proposed open space lands as a base map.

Building locations should generally be placed no closer than 50 feet to the boundary of any designated open space lands, taking into consideration the potential negative impacts of development on such areas as well as the potential benefits of such locations to provide attractive views and visual settings for buildings.

Building locations proposed in proximity to any floodplain, riparian buffer, or wetland area shall demonstrate compliance with any required setbacks from those features.

[4]

The suitability of each building location for an on-lot sewage system shall be demonstrated by the results of a soil percolation test for each location, in accordance with the terms of § 130-49 of this chapter.

Step 3: Alignment of Streets, Trails, and Stormwater Management Facilities.

Upon designating the building locations, a street plan shall be designed to provide vehicular access to each building, complying with all applicable design and improvements construction standards of this chapter and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed open space lands shall be minimized. particularly with respect to potential impacts on environmentally sensitive areas such as wetlands and steep slopes. Street connections generally shall be designed to minimize the number of new cul-de-sac streets to be maintained by the Township and to facilitate access to and from different parts of the tract and, where appropriate, adjoining parcels.

Preliminary determination of locations for stormwater management facilities also shall be provided, and shall be in compliance with the terms of the Londonderry Township Stormwater Management Ordinance. Such locations shall avoid negative impacts to priority open space areas, and shall consider aesthetic impacts as well as Township objectives to maximize groundwater infiltration.

Trails, both internal to the development and providing linkage to the broader set of connecting trails within the Township, shall be incorporated into the overall design.

(d)

Step 4: Establishing Lot Lines. Upon completion of the preceding three steps, lot lines shall be drawn as required to delineate the boundaries of individual lots, public and private rights-of-way, and open space areas. Preliminary delineation of open space areas, as presented in Step 1, shall be fine-tuned to reflect actual locations of buildings, streets, stormwater management facilities, and other infrastructure. Any adjustment to the delineation of restricted open space areas shall comply fully with the standards for restricted open space in § 170-46 of Chapter 170, Zoning.

Editor's Note: See §§ 170-27 (RA-2 District), 170-33 (R-1 District), 170-40 (R-2 District) and 170-46.

The applicant shall prepare and submit a narrative explaining how the 4-Step Design Process was used in preparing the preliminary site design plan. Also, where required by the Planning Commission or Board of Supervisors, the applicant shall submit four separate maps indicating the findings and results of each step in the design process.

Preliminary site design plan. A series of maps, prepared according to § 130-27A, above, with accompanying narrative as needed, showing the following:

Proposed subdivision or land development name or identifying title.

Name and address of the landowner of the tract and of his authorized agent, if any.

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.

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 200 feet of the tract.

Tract boundaries showing bearings and distances.

(6)

Total acreage of the tract.

(7)

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 proposed and existing subdivisions adjacent, 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 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 Township 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. This plan shall reflect results of the 4-Step Design Process as applied to the tract under the terms of §130-27D. 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.

(14)

Where the plan submitted covers only a part of the applicant's entire holding, a sketch of a prospective future street system and lot layout for 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.

(15)

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 50 feet wide.

Improvements construction plan.

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.

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; 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 for public use.

[2]Where a community water supply system 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.

Editor’s Note: Former Subsection F(3), providing requirements for the preliminary design of community sewage systems, was repealed 7-12-2016 by Ord. No. 02-2016. This ordinance also redesignated former Subsection F(4) through F(6) as Subsection F(3) through F(5), respectively.

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.

Where the applicant proposes to install the improvements in sections, he shall submit, with the preliminary plan, pursuant to Section 508(4) of Act 170,[3] 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.

Editor's Note: See 53 P.S. § 10508.

Stormwater management plan. A plan for the management of stormwater, including the control of erosion and sedimentation during the course of site preparation or any other land disturbance, shall be submitted. The plan shall, at minimum, comply with the standards and criteria contained in § 130-54. The following shall be shown on the property base map:

All existing facilities and natural systems for controlling stormwater runoff.

All proposed earthmoving and grading, including devices and measures to control erosion during land disturbance, as well as stabilization and site restoration measures.

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

The location of drainage swales, basins, infiltration structures, nonimpervious surfaces, etc.

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

Preliminary designs of any bridges and culverts that may be required.

Final plans shall conform in all important details to preliminary plans, including any conditions specified by the Board in its approval of the preliminary plan. A final plan shall consist of and be prepared in accordance with the following:

Drafting standards.

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 the Board, clean and legible copies of all plans shall be submitted. Space shall be provided for signatures by the Board on the face of the plans.

Final plans shall be on sheets not larger than 34 inches by 44 inches overall, and not smaller than 17 inches by 22 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, final plans shall be drawn in two or more sections, accompanied by a key diagram showing relative location of the sections. The scale shall not be less than one inch equals 100 feet or more than one inch equals 20 feet. All dimensions shall be shown in feet and hundredths of a foot.

Site design and layout plan.

All information required in § 130-27E, above.

[Amended 9-25-2006 by Ord. No. 1-06]

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 areas of each lot and of each area proposed to be dedicated to public use. The gross and net area of the tract shall be included.

For residential subdivisions, the proposed house locations and names of all streets.

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.

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 all 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 state as may have been required by the Board 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, sanitation, subdivision, and other applicable Township ordinances 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.

(11)

A final impact assessment and mitigation report, in accordance with § 130-84.

[Added 7-10-2001]

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 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:

The improvements construction plan shall be at one of the following scales:

	Horizontal	Vertical
	1 inch equals 100 feet	1 inch equals 10 feet
	1 inch equals 50 feet	1 inch equals 5 feet

A plan of street profiles and cross-sections shall be submitted, incorporating the following information:

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.

A typical cross-section of street construction shall be shown on the profile plan and shall indicate the following:

Right-of-way width and the location and width of paving within a right-of-way.

Type, thickness, and crown of paving.

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.

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.

[1]Where a community water supply system 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. As required by § 130-50 of this chapter, the plan shall include a technical report demonstrating that a satisfactory water supply does exist. The plan shall contain a statement that the placement of fire hydrants and the components of the system have been reviewed by the Cochranville Fire Company and that both are compatible with the fire-fighting methods and equipment utilized within the Township.

Editor’s Note: Former Subsection C(4), providing requirements for the final design of community sewage systems, was repealed 7-12-2016 by Ord. No. 02-2016. This ordinance also redesignated former Subsection C(5) through C(7) as Subsection C(4) through C(6), respectively.