The applicant may submit whatever information
he deems useful. To facilitate the fullest possible consideration
and 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 who participated in the
sketch plan preparation.
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 (arrow).
F.
Location map.
G.
Streets on and adjacent to the tract.
H.
Topographical and physical features, including contours
at a minimum of five-foot intervals or as necessary for satisfactory
study and planning.
I.
Proposed general lot, building and street layout.
J.
In the case of land development plans, proposed uses
and general layout, including building locations, parking lots and
open spaces.
A preliminary plan shall consist of and be prepared
in accordance with the following:
A.
Drafting standards.
(1)
Except as otherwise noted, plans shall be drawn to
a scale no larger than one inch equals one foot and no smaller than
one inch equals 100 feet. Plans shall be submitted on sheets not larger
than 34 inches by 44 inches and not smaller than 17 inches by 22 inches.
(2)
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).
(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)
Original date of preparation, revision dates, North
arrow and numerical and graphic scales shall be clearly indicated
on the plan.
B.
Required plan content. A subdivision or land development plan shall consist of a map or drawing or a series of maps or drawings, prepared according to Subsection A, with accompanying narrative as needed, showing the following:
(1)
A key map 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)
Proposed subdivision or land development name or identifying
title.
(3)
Name and address of the landowner of the tract or
of his authorized agent, if any.
(4)
Name and address of the registered engineer or surveyor
responsible for the plan and any architect or landscape architect
who collaborated in the preparation of the plan.
(5)
Zoning information, including applicable district,
lot size, yard and parking 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 and any nonconformity
with applicable zoning requirements.
(6)
Tract boundaries showing bearings and distances.
(7)
Total area of the tract in acres and square feet.
(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 any streets and/or right-of-way easements shown
thereon.
(9)
The location 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 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 any street 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)
The locations of all places, sites or structures
on the tract or on any abutting property which have been recognized
and established as being historically significant by Tredyffrin Township
or by the federal or state government.
(12)
An inventory of natural features as specified in § 181-54 of this chapter.
[Amended 12-3-1991 by Ord. No. HR-186; 5-1-2006 by Ord. No. HR-351]
(13)
Locations of walkways and paths (pedestrian,
equestrian, bicycle, etc.) and other common areas, as defined herein,
which are proposed or which have been in public use, with proposals
for their continued protection through easement or otherwise.
(14)
Where the subdivision or land development plan
submitted covers only a part of the applicant's entire holding, a
sketch 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.
(15)
A shadow analysis shall be required unless the
applicant demonstrates that the shadows cast by proposed structures
and mature landscaping at 9:00 a.m., 12:00 noon and 3:00 p.m. on the
date of the winter solstice do not extend beyond the lot boundary
lines. When analysis is required, shadows shall be plotted with regard
to topography, slopes and direction.
(16)
In addition to all other requirements, plans
for average density cluster or multifamily developments also must
include the following information:
(17)
An Erosion, Sedimentation and Stormwater Control
Plan as required by Township ordinance.
(18)
A Natural Features Conservation Plan as required in § 181-54 of this chapter, with adequate indication that the standards of that section are met. All submission requirements set forth in Subsection D of this section shall be submitted as part of preliminary plan applications for required conservation plans. The Planning Commission may request the submission of a conservation plan for any other applications when it believes that further study of the natural features is warranted.
[Amended 12-3-1991 by Ord. No. HR-186; 5-1-2006 by Ord. No. HR-351]
(21)
A Lighting Plan showing the location of all
exterior lighting fixtures and lighting standards, including drawing(s)
of the fixtures and lighting standards indicating the design, dimensions
and light intensity thereof.
(22)
Where subdivision of land is proposed as a part
of land development because of the creation of mortgages encumbering
less than the entire tract, the plan shall show the proposed division
of property, including easements for access to all parcels not fronting
on public roads and to all common parking areas. Such easements shall
be a minimum of 25 feet wide.
(23)
In the case of a subdivision, the plan shall
show a full plan of the development, including 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.
(24)
A land development plan, in addition to the
pertinent requirements above, shall include or be accompanied by supporting
plans or documents which include the following:
(a)
The location, use, dimensions and arrangement
of all buildings and structures, streets, sidewalks and open spaces,
the location and capacity of all areas to be used for off-street parking,
loading and unloading; the location and dimensions of all accessways,
entrances, exits and other provisions for accommodating traffic; the
location of all areas devoted to planting, landscaping or similar
purposes; and the location of all dedicated for public use.
(b)
Architectural building plans, including floor
plans indicating the total gross floor area of all buildings; exterior
drawings of all sides of all buildings indicating the dimensions of
said buildings, the materials and colors thereof to be used in the
construction of the buildings and the dimension design and location
of all rooftop equipment and projections and the materials and colors
thereof of all devices intended to screen such rooftop equipment and
projections.
(c)
The provisions made for and the location of
all sewage and industrial waste disposal, water supply, stormwater
drainage and similar facilities.
C.
Required supporting documents. In addition to the plans required by Subsection B, submissions for subdivision or land development shall include the following:
(1)
Traffic survey. The applicant shall submit information
sufficient to demonstrate that satisfactory arrangements have or will
be made to accommodate probable increases in traffic and to facilitate
traffic movement on all streets and at all intersections in the vicinity
of the proposed subdivision or land development. In the following
cases, a professional traffic study providing the required information
shall be submitted:
(a)
A residential subdivision or development involving
50 or more dwelling units.
(b)
Any single nonresidential use or group of uses
included in a land development plan with a gross floor area in excess
of 25,000 square feet or in excess of 20,000 square feet if such use
has access to or from a state highway.
(c)
Any other subdivision or land development where
the Planning Commission determines that there is a need for such a
traffic study based on known traffic problems adjoining or near the
proposed site.
(2)
A Planning Module 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,
test pit and percolation test information sufficient to determine
if the proposed subdivision or land development adequately meets the
sewage disposal requirements of the Township.
(3)
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 district changes shall note
the proposed locations of buildings in relation thereto.
D.
Natural Features Conservation Plan requirements. In all applications in which a Natural Features Conservation Plan is required pursuant to § 208-120A of Chapter 208, Zoning, and Subsection B(18) of this section, the submission requirements contained herein shall be met. All applications shall be accompanied by the following inventory of existing natural features:
[Added 12-3-1991 by Ord. No. HR-186]
(1)
Steep slopes. Contour lines at two-foot intervals shall be mapped. Slopes shall be measured and shown pursuant to the manner in which steep slopes are defined in Article II of this chapter.
(2)
Vegetative cover.
(a)
Exhibits identifying the vegetative ground cover, including trees, shrubs and herbaceous growth, woodlands, specimen trees, freestanding trees over six inches caliper (diameter), old fields, cultivated land, hedgerow and wetland vegetation. When a lot contains woodlands, as defined herein, the outer bounds of tree masses may be shown without delineating each tree separately, except in the situation where any tree(s) over six-inch caliper is to be disturbed, in which case said individual tree(s) shall be indicated. Further, if any tree(s) is to be counted toward the landscape requirements per § 181-52 of this chapter, said tree(s) shall be shown on the conservation plan, regardless of diameter.[1]
(b)
Calculations, in square footage and acres, of
the area in woodlands.
(3)
Geological formations. For areas underlain by carbonate
bedrock, as shown in the Township Comprehensive Plan, the following
features shall be mapped and identified as part of the application
for development:
(a)
Depressions.
(b)
Fissures, lineaments, faults or air photo fracture
traces.
(c)
Ghost lakes occurring after rainfall.
(d)
Outcrops of bedrock.
(e)
Seasonal high-water table (may be interpolated
from information contained in the Soil Survey for Chester and Delaware
Counties).
(f)
Sinkholes.
(g)
Springs.
(h)
Surface drainage entering the ground (disappearing
streams).
(4)
Ponds, lakes, streams and drainage swales and/or channels
(perennial and intermittent).
(5)
Wetlands.
(a)
All areas meeting the criteria for wetlands,
as then currently specified by the United States Army Corps of Engineers
and/or the Pennsylvania Department of Environmental Protection, shall
be mapped. Areas of hydric soils with a slope of 1% or less shall
be field-checked by a certified soil scientist or a trained biologist
to determine if wetlands are present. Hydric soils in Chester County
include but are not limited to the following types:
[1]
Bowmansville silt loam (Bo).
[2]
Calvert silt loam (CaA, CaB, CaB2).
[3]
Croton silt loam (CrA, CrB).
[4]
Guthrie silt loam (Gu).
[5]
Melvin silt loam (Mn).
[6]
Othello silt loam (OtA).
[7]
Watchung silt loam (WaA, WaB2, WcB).
[8]
Watchung very stony silt loam (We).
[9]
Wehadkee silt loam (WoA, WoB, WoB2).
[10]
Worsham silt loam (WoC2).
[11]
Worsham very stony silt loam (WsB).
(b)
Areas which appear on the National Wetland Inventory
maps prepared by the United States Fish and Wildlife Service shall
be field-checked by a certified soil scientist or a trained biologist
to determine the existence, location and extent of wetlands.
(6)
Pedestrian or equestrian trails; established pedestrian
and equestrian trails. Where a portion of the Horseshoe Trail System
or legally established trail, access or easement is present, the point
of entry and exit of said trail on the property shall be clearly indicated.
(7)
Soils. Soils series and types as mapped by the Soil
Conservation Service for Chester County, including name, depth to
seasonal high-water table and hydrologic group.
E.
Proposed improvement plans. The applicant shall submit
the following exhibits as part of the conservation plan to indicate
compliance with the standards for protection of sensitive lands and
natural features. A plan of the property at the same scale as existing
features plan shall be submitted with the following information (multiple
sheets shall be submitted when a single sheet would render any or
all of the information difficult to read):
[Added 12-3-1991 by Ord. No. HR-186]
(1)
Exhibits indicating the proposed location of all proposed
principal and accessory structures (land development plans only),
driveways, streets, sidewalks, detention basins, on-site wells, on-site
septic systems and other improvements. For residential subdivisions,
a possible development area for each lot, in compliance with all applicable
area, bulk and conservation regulations, shall be designated. The
plan shall note the applicant's assumptions regarding the size of
possible improvements for each lot. All conservation plans shall contain
a calculation of the amount of impervious surface proposed for the
site.
(2)
A grading plan indicating the amount and location
of land proposed to be disturbed and/or regraded during the development
process and a staging and access plan.
(3)
Identification of woodland areas and specimen trees to be protected with adequate indication that the protection standards herein are being met. Calculations of the amount of woodland area to be preserved shall be provided. If permission to remove any specimen trees in accordance with this chapter is being sought, the request should accompany the conservation plan. In addition, an exhibit shall include the identification of any trees to be protected in accordance with § 208-120C(2)(e) of Chapter 208, Zoning.
(4)
Calculations of the amount of area proposed to be
disturbed or regraded within the slope category 15% to 25% shall be
provided, along with adequate indication that the protection standards
herein are being met.
(5)
Proposals for buildings or other structures to be
located on slopes of greater than 15% or within the influence area
of the geological features listed herein shall be accompanied by:
(a)
Architectural plans for all permitted structures
or construction, accompanied by a drainage plan and an erosion and
sediment control plan approved by the Township Engineer.
(b)
An analysis prepared and sealed by a licensed
professional stating an explanation of the engineering to be used
in overcoming any structural problems created by such slope or geological
features.
(c)
Plan, profile and typical cross sections of
the entrance drive and the proposed public street providing access
to such drive.
(d)
Plan for on-site sewage disposal facilities,
if connection to a public sanitary sewer system is not contemplated.
Final plans shall conform in all important details to approved preliminary plans, including any conditions specified by the Board of Planning Commission. A final plan shall consist of and be prepared in accordance with § 181-36 and the following:
A.
Drafting standards.
(1)
Subdivision or land development plans submitted for
review for final approval shall be clear and legible black or blue
on white prints of the drawings. Upon completion of review and for
signature by the Board or Planing Commission, clear reproducible prints
of all plans shall be submitted. Space shall be provided for signatures
by the Board or Planning Commission on the face of the plans.
(2)
Plans shall be submitted on sheets not larger than
34 inches by 44 inches and not smaller than 17 inches by 22 inches.
Where necessary to avoid large sheets, final plans may 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 100 feet
to the inch or more than one foot to the inch. All dimension shall
be shown in feet and decimal parts thereof.
B.
Plan content and supporting documents.
(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 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.
(3)
For residential subdivisions, the proposed house locations
and names of all streets. The Township shall assign house numbers
throughout the Township.
(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 state 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.
(11)
Those permanent elements of an overall stormwater
management system designed to retain stormwater and sediment shall
be marked or identified specifically on any approved final subdivision
or land development plan that is to be recorded with the Chester County
Recorder of Deeds. These elements may include but not be limited to:
[Added 6-21-1993 by Ord. No. HR-208]
(a)
Maintenance of existing surface drainage systems,
swales, etc.
(b)
Utilization of groundwater recharge areas, seepage
pits, basins, etc.
(c)
Limitation on grading of the lot so as to retain
the absorption capacity of the soil.
(d)
Establishment of drainage easements, granted
to the Township (as specified in Addendum A, Section 100-A5) for the
protection of existing drainage patterns.
An improvements construction plan, whether preliminary
or final, shall conform to the following standards and shall contain
the following information:
A.
Drafting standards.
(1)
Improvement Construction Plans submitted for review
for final approval shall be clear and legible black or blue on white
prints of the drawings. Upon completion of review and for signature
by the Board or Planning Commission, clear reproducible prints of
all plans shall be submitted. Space shall be provided for signatures
by the Board or Planning Commission on the face of the plans.
(2)
The Improvement 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
|
B.
Plan contents.
(1)
A statement describing proposed improvements, such
as but not limited to the following: streets, curbs, gutters, sidewalks,
streetlights, a typical cross-section diagram of proposed street construction;
and the means of water supply, sewage disposal and drainage 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 off-site or community sewer service is anticipated,
the plan shall show the 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, showing the
type and degree of treatment facilities; also, the location of a proposed
right-of-way not less than 30 feet in total width along natural watercourses
and where otherwise necessary in order to permit the construction
and maintenance of sanitary and storm sewers as and when required.
(4)
Where off-site or central water service is anticipated,
the plan shall show the 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. The final plan
shall also contain a statement that the placement of fire hydrants
and the components of the system have been reviewed by the Fire Marshal
and that both are compatible with the fire-fighting methods and equipment
utilized by local fire companies.
(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(4) of Act 247,[1] 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.
[1]
Editor's Note: See 53 P.S. § 10101
et seq.
(7)
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 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.
(8)
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 Township.
[Amended 12-3-1991 by Ord. No. HR-186]
A Natural Features Conservation Plan as required in § 208-120 of Chapter 208, Zoning, and § 181-36B(18), with adequate indication that the standards therein are met. All exhibits and documentation required in § 181-36D herein shall be submitted as part of final plan applications.
An Erosion, Sedimentation and Stormwater Control
Plan shall be prepared as required by Township ordinance and submitted
concurrently with the preliminary plan application.
[Amended 12-2-2013 by Ord. No. HR-399]
A.
A landscape plan must be submitted as part of a preliminary and final
subdivision or land development plan. The landscape plan must be prepared
by a landscape architect registered in the Commonwealth of Pennsylvania.
(1)
Drafting standards.
(2)
Required plan content and supporting documents.
(a)
The landscape plan must show all existing trees six inches and
greater in caliper measured at 4.5 feet from the ground, individual
specimen trees, tree masses, shrubs, groundwater features and other
natural elements of the site to be preserved or removed, and all trees,
shrubs, covers, lawn area, landscape elements and fences to be installed
in conjunction with the development of the land.
(b)
A compliance chart must be provided on the plan which shows
a comparison of the landscape requirements of this chapter and the
number of planting materials to be provided to satisfy each requirement.
