Township of Birmingham, PA Plan Requirements

The name or any other identifying title of the proposed subdivision and of the Township, county and state.

North point, graphic scale, written scale and date, including the month, day and year that the original drawing was completed, the month, day and year that the original was revised, for each revision, and a clear and concise description and location of the changes made in each revision.

The name of the record owner (and developer).

The name and address of the registered engineer, surveyor or land planner responsible for the plan.

(5)

The names of all abutting subdivisions, if any, with the book and page numbers where recorded and the names of the owners of all adjacent unplotted land.

(6)

A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 600 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the approximate distance to the nearest existing street shall be shown, and a title, scale and North point shall be indicated.

(7)

Total tract boundaries of the property being developed, showing bearings and distances, and a statement of total acreage of the property.

(8)

Contour lines at vertical intervals of not more than two feet for land with average natural slope of 4% or less and at intervals of not more than five feet for land with average natural slope exceeding 4%. The datum shall be United States Coast and Geodetic Survey.

(9)

The location and elevation of the datum used shall be a known, established United States Coast and Geodetic Survey bench mark.

(10)

All existing sewer lines, waterlines, fire hydrants, utility transmission lines, culverts, bridges, railroads, watercourses, easements, rights-of-way and other significant man-made or natural features within the proposed subdivision and within 50 feet from the boundaries of the proposed subdivision.

(11)

All existing buildings and other structures.

(12)

All existing streets, including streets of record (recorded but not constructed) on or abutting the tract, including names, right-of-way cartway (pavement) widths and approximate grades.

(13)

The full plan of proposed development, including:

The location and width of all streets and rights-of-way with a statement of any conditions governing their use.

Suggested street names and utility easement locations.

Building setback lines along each street.

(d)

Lot lines with approximate dimensions.

(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)

Sanitary and storm sewers (and other drainage facilities) with the size and material of each indicated and any proposed connections with existing facilities.

(h)

Parks, playgrounds and other areas dedicated or reserved for public use, with any conditions governing such use.

(i)

Zoning district classifications on and adjacent to the tract and a Zoning Data Table listing the relevant area and bulk regulations for each zoning district that pertains to the tract, with columns delineating the required and proposed data for all applicable Zoning Ordinance requirements, such as lot area, lot width, yard or setback requirements and building and/or lot coverages, etc.

[Added 9-22-1997 by Ord. No. 97-12]

(14)

Documentation that the proposed development will be served by a reliable, safe and adequate water supply.

[Added 4-16-1990 by Ord. No. 90-02]

(15)

A description of the proposed method of sanitary sewage disposal and location of all existing or proposed on-lot sewer systems or sanitary sewers and water wells on the property and on adjacent properties within 100 feet of the property to be developed or subdivided.

[Added 3-26-2001 by Ord. No. 01-05]

The preliminary plan shall be accompanied by the following supplementary data:

A preliminary improvement construction plan, containing:

Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown on either the preliminary plan or on profile sheets.

Tentative profiles along the center line of cartway (pavement) for each proposed street shown on the preliminary plan. Such profiles shall show natural and finished grades at one of the following sets of scales or any combination thereof:

One inch equals 10 feet horizontal and one inch equals one foot vertical.

[2]

One inch equals 20 feet horizontal, and one inch equals two feet vertical.

[3]

One inch equals 40 feet horizontal, and one inch equals four feet vertical.

[4]

One inch equals 50 feet horizontal, and one inch equals five feet vertical.

A preliminary plan for the surface drainage facilities of the tract to be developed, including stormwater runoff calculations for the entire property being developed, and showing the proposed method of accommodating the anticipated runoff.

(d)

Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable standards of the Department of Environmental Protection and/or the Pennsylvania Department of Transportation and shall be subject to the approval of the Township Engineer.

Preliminary conservation plan, as defined in § 103-22. Such plan shall be subject to the review of the Chester County Soil and Water Conservation District.

§ 103-21 Final plans.

The final plan of a proposed subdivision shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except that if the average size of the proposed lots in the subdivision is four acres or larger, the plan may be drawn to a scale of one inch equals 100 feet. If the final plan requires more than one sheet, a key diagram showing the relative location of the several sections shall be drawn on each sheet.

In addition to all of the requirements set forth in § 103-20 for preliminary plans, the final plan shall include:

[Amended 9-22-1997 by Ord. No. 97-12]

The name of the proposed subdivision (or other identifying title) and the name of the Township, county and state.

North point, graphic scale, written scale and date, including the month, day and year that the original drawing of the final plan was completed, the month, day and year that the original drawing was revised, for each revision, and a clear and concise description and location of the change made in each revision.

The name of the record owner (and developer) of the tract, and the source(s) of title to the land being developed as shown by the records of the County Recorder of Deeds.

The name, address, license number and seal of the registered professional engineer or surveyor responsible for the plan.

(5)

The names of all abutting subdivisions, if any, with the book and page numbers where recorded, and the names of the owners of all adjacent unplotted land.

(6)

A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 600 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the approximate distance to the nearest street shall be shown and a title, scale and North point shall be indicated.

(7)

The total tract boundary lines of the area being developed with accurate distances to hundredths of a foot and bearings in degrees, minutes and seconds. All monuments shall be indicated, along with a statement of the total area of the property being developed. In addition, the engineer or surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments as meeting the standard requirements of the American Title Association and the American Congress on Surveying.

(8)

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.

(9)

The following data for the cartway edges (curblines) and right-of-way lines of all recorded (except those which are to be vacated) and/or proposed streets and for the right-of-way lines of all existing streets within the property:

The 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 (including curved lot lines).

The width (in feet) of the cartway, right-of-way and the ultimate right-of-way and (in degrees, minutes and seconds) of the delta angle of all curved lines, including curved lot lines.

(10)

All 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 quarters of a minute) either by magnetic bearings or by angles of deflection from other lot and street lines.

(11)

Lot numbers and a statement of the local number of lots (and parcels).

(12)

A statement of the intended use of all nonresidential lots. A statement of restrictions of any type which exist or will exist as covenants in the deed(s) for all lots contained wholly or in part in the development and, if covenants are recorded, including the deed book and page number.

(13)

The proposed front yard building setback line and side and rear yard setback lines for each lot or the proposed placement of each building and, where applicable, the location of on-site sewage and water facilities.

(14)

The location (and elevation, if established) of all existing and proposed street monuments.

(15)

All easements or rights-of-way where provided for or owned by public services or any other party who has secured them and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plan, and easements shall either be shown or specifically described on the plan. Utility easements should be located in cooperation with the appropriate public utility companies.

(16)

The location, size and invert elevation of all sanitary and storm sewer facilities and location of all manholes, inlets and culverts (these data may be submitted as a separate plan).

(17)

If the development proposes a new street intersection with a state legislative route, the Pennsylvania Department of Transportation intersection permit number(s) shall be indicated for all such intersections.

(18)

A certification of ownership, acknowledgement of plan and offer to dedicate shall be lettered on the plan and shall be duly acknowledged and signed by the owner(s) of the property and notarized.

(19)

A certificate requesting approval of the plan by the Township Supervisors, Township Engineer and the Township Planning Commission shall be presented.

(20)

A space measuring three inches square shall be left along the lower edge of the sheet, in order that the Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented.

(21)

[Added 3-26-2001 by Ord. No. 01-05]

The final plan shall be accompanied by the following supplementary data:

A final improvement construction plan, containing:

Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown either on the final plan or on the profile sheets.

Profile sheets.

Profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, property labeled:

[a]

The existing (natural) profile along both cartway edges or along the center line of each street.

[b]

Proposed finished grade of the center line or proposed finished grade at the top of both curbs or proposed finished grade at both cartway (pavement) edges.

[c]

The length of all vertical curves.

[d]

Existing and proposed sanitary sewer mains and manholes.

[e]

Existing and proposed storm sewer and drainage facilities.

[2]

The profile sheets shall be legibly drawn at one of the following sets of scales or any combination thereof:

[a]

One inch equals 10 feet horizontal and one inch equals one foot vertical.

[b]

One inch equals 20 feet horizontal, and one inch equals two feet vertical.

[c]

One inch equals 40 feet horizontal, and one inch equals four feet vertical.

[d]

One inch equals 50 feet horizontal, and one inch equals five feet vertical.

All offers of dedication and covenants governing the reservation and maintenance of undedicated open space shall bear the certificate of approval of the Township Solicitor as to their legal sufficiency.

Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being developed.

Final conservation plan as defined § 103-22.

§ 103-22 Conservation plan.

[Amended 9-16-1991 by Ord. No. 91-08]

Requirements. A conservation plan and supporting analysis of potential adverse environmental impacts, alternatives to the subdivision and land development as proposed, measures to minimize adverse environmental impacts, and measures to mitigate such impacts shall accompany the preliminary and final subdivision or land development plans.

Information. A conservation plan shall include the following minimum information.

Inventory.

Property base map. A base map of the applicant's property shall meet the requirements for preliminary plan approval with respect to sheet size, scale, property acreage calculations, delineation of courses and distances of property boundaries, dedicated street rights-of-way and easements with sheet size and scale conforming to the requirements of the Chester County Recorder of Deeds.

Existing natural features. The following information shall be shown on the property base map:

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

[2]

Topography or degree of slope, as measured at two-foot contour intervals, in the following ranges: less than fifteen to twenty percent (15% to 25%), and greater than 25% on the applicants property and within 200 feet of such. Location and elevation to which contour elevations refer shall be identified and shown with reference to a known, established bench mark as approved by the Township Engineer.

[3]

The location of delineated or suspected wetland areas, ponds, streams, springs and natural drainage swales, both perennial and seasonal, on the applicant's property and within 200 feet of such.

[4]

Areas on the applicant's property and within 200 feet of such within the floodplain district, as delineated by the Township Floodplain Maps.[1]

Editor's Note: The Floodplain Maps are on file in the office of the Township Secretary.

[5]

Soil series, types and phases, as mapped by the Soil Conservation Service for the Chester County Soil Survey, and accompanying data tabulated for each soil, including its name, depth to seasonal high water table, depth to bedrock, agricultural capability class, erodibility (if data are available), limitations of soil type (including load-bearing capacity, drainage and plant growth) and hydrologic group.

[6]

Vegetative cover conditions on the property according to general cover type, e.g., cultivated land, permanent grassland, old field, hedgerow, woodland, tree clusters, individual freestanding trees over six inches DBH, specimen trees over 20 inches DBH, wetland vegetation, etc. For all woodlands, the applicant shall indicate the principal species of dominant and codominant trees and the shrub understory. Driplines for trees of at least six inches DBH not within woodlands or tree clusters and for the edge of woodland areas and tree clusters shall be shown on the plans.

[7]

Existing structures and other improvements.

[8]

Historic resources including structures, ruins, sites, traces and the relationship to the bounds of any National Register historic structure or district.

[9]

Scenic and/or conservation easements on the applicant's property and within 200 feet of such.

[10]

Ridgelines and high points within each portion of the tract in order to delineate (in addition to natural drainage patterns) viewsheds from adjacent public roads and areas within the tract having views of surrounding natural features.

[11]

Any areas having existing or potential toxic substances, including any prior dumping areas, landfill areas and/or underground tanks.

[12]

Riparian buffer areas, as defined in the Birmingham Township Zoning Ordinance, Chapter 122 of the Township Code.

[Added 12-21-1998 by Ord. No. 98-15]

Land disturbance. The conservation plan shall delineate the areas of the tract to be graded, filled, cut, covered with impervious surface or otherwise disturbed and conversely shall delineate the areas of the tract proposed to remain undisturbed. Where a wooded lot as referenced in § 103-41C(1) hereof is proposed to be disturbed, the conservation plan shall also delineate all trees of six-inch DBH or larger proposed to be preserved or removed.

Impact assessment. All applicants shall assess in narrative form the on-site and off-site impacts of their proposed activities and the scale and/or magnitude of such impacts on existing natural features. The assessment shall, at minimum, include the following:

A description of the location and tabulation of the types and acreages of the natural features which would be disturbed.

A description of the location and dimensions of all improvements proposed by the applicant, including tabulations of gross square foot coverage of all proposed impervious surfaces.

Consideration of all reasonable alternatives to minimize disturbances to natural features. The applicant shall furnish evidence that such alternatives were considered if, in the judgment of the Township, such information is required to determine if the applicant has complied with § 103-41 hereof.

Mitigation. The conservation plan and impact assessment shall include provisions for impact mitigation as follows:

Depiction on the conservation plan or a separate plan of mitigation measures proposed by the applicant, including number and placement of plantings and of other landscape or design improvements.

Description of views of the applicant's property as it would be developed as seen from adjoining properties used or zoned for residential or institutional purposes and from existing adjoining public roads. Such views shall be classified according to whether views of the applicant's proposed improvements would be hidden, filtered or unobstructed.