A. The provisions of this Article shall apply to all subdivision and land development applications in this municipality. For the convenience of applicants, the municipality provides a complimentary Plan Requirements Checklist listing all the documents that this Ordinance requires to be submitted, at each step of the review process. Copies of this checklist are available from the Township Office. The checklist also facilitates review by staff and officials, as they review each application for completeness and co
B. Conformance with relevant ordinance provisions.
B. The approach advocated in this Article is a return to the original intent of the Pennsylvania Municipalities Planning Code. The following provisions strike a balance between the Township's need for certain kinds of information and at the same time avoiding highly-detailed Plans that cost them sums to prepare. It is not essential that such a high degree of detail be supplied in the early stage, and the practice of transforming plans into very expensive engineering documents has proven to be counter-productive in many cases.
A. The following items are required of all Sketch, Preliminary and Final Plans
1. Checklist
The checklist, included as Appendix K, lists all the documents that this Ordinance requires to be submitted at each step of the review process. The checklist can be revised from time to time by resolution by the Board of Supervisors. The checklist will be used by staff and officials in submission reviews to ensure completeness of the application and compliance with relevant ordinance provisions.
2. Application
Developers for Sketch Plans, Preliminary Plan and Final Plans must file an application with the township secretary on an application form obtained from the Township. The application shall include the name of the subdivision, and the name, address, telephone and fax number of the applicant and the nature of the applicant's interest in the land the record holder of legal title to the land involved the equitable owner(s), if any
Agent, if any
The surveyor or engineer
List of Plans, Studies and Reports submitted.
No application shall be deemed filed unless all requirements have been met and all fees therefore paid in full.
3. Existing Resources and Site Analysis Map
a. An Existing Resources Site Analysis Map shall be presented as a part of the Sketch Plan, Preliminary Plan and Final Plan.
b. A map as described and required in Section 4O3.B.I.b consistent with the terms of Preliminary Plan approval and modified as necessary to reflect the proposal for final approval.
c. For all subdivisions an Existing Resources and Site Analysis Map shall be prepared to provide the developer and the municipality with a comprehensive analysis of existing conditions, both on the proposed development site and within 500 feet of the site. Conditions beyond the parcel boundaries may be described on the basis of existing published data available from governmental agencies, and from aerial photographs.
d. The Township shall review the map to assess its accuracy, conformance with municipal ordinances, and likely impact upon the natural and cultural resources on the property. Unless otherwise specified by the Planning Commission, such maps shall generally be prepared at the scale of 1" = 100' or 1" 200', whichever would fit best on a single standard size sheet. The following information shall be included in this Plan:
1) Topography, the contour lines of which shall generally be at two-foot intervals, determined by photogrammetry (although 10-foot intervals are permissible beyond the parcel boundaries, interpolated from U.S. G. S. published maps). The determination of appropriate contour intervals shall be made by the Township Engineer, who may specify greater or lesser intervals on exceptionally steep or flat sites. Slopes between 12 and 20 percent and exceeding 20 percent shall be clearly indicated. Topography for major subdivisions shall be prepared by a professional land surveyor or professional engineer from an actual field survey of the site or from stereoscopic aerial photography and shall be coordinated with official U.S.G.S. benchmarks.
2) The location and delineation of ponds, streams, ditches, drains, and natural drainage swales, as well as the 100-year floodplains and wetlands, as defined in the Zoning Ordinance. Additional areas of wetlands on the proposed development parcel shall also be indicated, as evident from testing, visual inspection, or from the presence of wetland vegetation.
3) Vegetative cover conditions on the property according to general cover type including cultivated land, permanent grass land, meadow, pasture, old field, hedgerow, woodland and wetland, trees with a caliper in excess of ten inches (dbh), the actual canopy line of existing trees and woodlands. Vegetative types shall be described by plant community, relative age and condition.
4) Soil series, types and phases, as mapped by the U.S. Department of Agriculture, Natural Resources Conservation Service in the published "medium intensity" soil survey for the county (generally accurate to two-acre areas), and accompanying data published for each soil relating to its suitability for construction (and, in unsewered areas, for septic suitability).
5) Ridge lines and watershed boundaries.
6) Location of geologic features on the proposed development parcel, including outcroppings of bedrock or ledge or large rock formations covering 25 or more square feet of land area, boulder fields, cliffs, escarpments, rock skree areas, sinkholes, and fault lines, based on available published information or more detailed site data obtained by the applicant.
7) Location and dimensions of all existing man-made features including but not limited to streets, driveways, farm roads, woods roads, buildings, foundations, walls, wells, drainage fields, dumps, utilities, culvert, pipelines, railway lines, fire hydrants, storm and sanitary sewers, houses and stormwater management structures.
8) Locations of all historically significant sites or structures on the tract, including but not limited to cellarholes, stone walls, iron pits, quarries, mineral workings, earthworks, and graves.
9) Locations of trails that have been in public or private use (pedestrian, equestrian, bicycle, etc.).
10) All easements and other encumbrances of property which are filed with the Recorder of Deeds of Chester County shall be shown on the plan.
11) A viewshed analysis showing the location and extent of views into the property from public roads and from public parks, public forests, game lands or preserves.
12) Total acreage of the tract,
13) Agricultural, environmental, scenic and historic resources as delineated on Maps la through 1c in the London Britain Township Open Space, Recreation and Environmental Resource Plan.
14) Adjusted Tract Acreage with detailed supporting calculations
4. Four-Step Design Process
For Residential Subdivisions
All Preliminary (and Sketch) Plans shall include documentation of a four-step design process in determining the layout of proposed conservation areas (hereinafter called "Greenspace Lands"), house sites, streets and lot lines, as described below.
Applicants shall be prepared to submit four separate sketch maps indicating the findings of each step of the four-step design process.
a Step 1: Delineation of Greenspace Lands (Conservation Areas)
1) The minimum percentage and acreage of required Greenspace Lands shall be calculated by the applicant and submitted as part of the Sketch Plan or Preliminary Plan in accordance with the provisions of this ordinance and of the zoning ordinance. Greenspace Lands shall include all Primary Conservation Greenspace Areas and those parts of the remaining buildable lands with the highest resource significance, as described below and in Sections 703 A and 703B. Greenspace Lands shall consist of the resource areas described in Section 70 1, paragraphs A-J ("Planning and Design Standards").
2) Proposed Greenspace lands shall be designated using the Existing Resources and Site Analysis Map as a base map and complying Sections 702 and 703 herein, dealing with Resource Conservation and Greenspace Delineation Standards. Primary Conservation Areas shall be delineated comprising floodplains, wetlands and slopes over 20 percent
3) In delineating Secondary Conservation Areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed Greenspace, in consultation with the Planning Commission and in accordance with Sections 703 A and 703B herein ("Prioritized List of Resources to be Conserved" and "Other Design Considerations").
4) In developments not served by public sewer, due considerations shall be given to the reservation of the most suitable soils on the property for septic sewage disposal. When house lots are not sufficiently large to accommodate individual wells and on-lot septic drainage fields plus "reserve areas" for future use, such lots shall be "designed around" conservation areas having suitable soil conditions, where off-lot septic systems may be installed. Such systems may be either individual or shared, and may take the form of traditional filter beds, spray irrigation fields, or any other system meeting applicable local, county, and state regulations,
5) the conservation areas identified at this stage of the design process shall include locations where stormwater management facilities may be installed.
6) On the basis of those priorities and practical considerations given to the tract's configuration, its context in relation to resources areas on adjoining and neighboring properties. Secondary Conservation Areas shall be delineated to meet at least the minimum area percentage requirements for Greenspace Lands and in a manner clearly indicating their boundaries as well as the types of resources included within them,
b. Step 2: Location of House Sites
Potential house sites shall be tentatively located, using the proposed Greenspace lands as a base map as well as other relevant data on the Existing Resources and Site Analysis Map such as topography and soils. House sites should generally be located not closer than 100 feet from Primary Conservation Areas and 50 feet from Secondary Conservation Areas, taking into consideration the potential negative impacts of residential development on such areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences.
c. Step 3: Alignment of Streets and Trails
Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in Article VIB herein and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed Greenspace Lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as creeks and wetlands and traversing slopes exceeding 12%. Streets without a second means of access shall be limited to 24 dwellings.
d. Step 4: Drawing in the Lot Lines
Upon completion of the preceding three steps, lot lines are drawn as required to delineate the boundaries of individual residential lots.
5. Four-Step Design Process for Hamlets and Villages
The design process for laying out Option 5 and 6 Han-Jets and Villages shall be a variation on the four-step process for conservation subdivisions, as described in Section 4O1A4 of this Ordinance. In hamlets and villages, where traditional streetscape and "terminal vistas" are of greater importance, Steps Two and Three may be reversed, so that streets and squares are located during the second step, and house sites are located immediately thereafter. The first step is to identify all potential Greenspace Lands, including both Primary and Secondary Conservation Areas.
A. The Sketch Plan (optional) may be prepared as an overlay sheet placed on top of the Existing Resources and Site Analysis Map. The Sketch Plan should include the information listed below.
Schematic layout indicating a general concept for land conservation and development ("bubble" format is acceptable for this delineation of Step One of the four-step design process described in Section 702B of this ordinance);
1. Name and address of the legal owner, the equitable owner, and/or the applicant;
2. Name and address of the professional engineer, surveyor, planner, architect landscape architect, or site designer responsible for preparing the plan;
3. Scale - The sketch plan for a proposed subdivision shall be clearly and legibly drawn.
4. Approximate tract boundaries, sufficient to locate the tract on a map of the Township;
5. Area of the total tract,
7. Municipality in which subdivision is located.
8. North arrow.
9. Streets on and adjacent to the tract
10. 100-year floodplain limits, and approximate location of wetlands, if any;
11. Topographic, physical, and cultural features including fields, pastures, meadows, wooded areas, trees with a diameter of fifteen inches or more, hedgerows and other significant vegetation, steep slopes (over 20%), rock outcrops, soil types, ponds, ditches, drains, dumps, storage tanks, streams within two hundred (200) feet of the tract, and existing rights-of-way and easements, and cultural features such as all structures, foundations, walls, wells, trails, and abandoned roads; and other features shown on the Existing Resources and Site Analysis Map.
10. Proposed general lot layout.
11. Proposed street layout.
12. Location map;
13. Zoning district;
14. For land development plans, proposed location of buildings and major structures, parking areas, open spaces, landscaping, and other improvements.
15. General description of proposed method of water supply, sewage disposal, and stormwater management.
Sewage treatment proposals shall be consistent with the Township's Act 537 Sewage Facilities Plan
16. the location of all areas proposed for land disturbance (streets, foundations, yards, septic disposal systems, storm water management areas, etc.) with respect to notable features of natural or cultural significance as identified on the applicant's Existing Resources and Site Analysis Map and on Maps IA through IC in the London Britain Township Open Space, Recreation and Environmental Resources Plan depicting the agricultural, environmental, scenic and historic resources in the Township
17. the location of proposed access points along the existing road network;
18. the proposed building density and impervious coverage;
19. the potential for street connections with existing streets, other proposed streets, or potential developments on adjoining parcels;
20. the compatibility of the proposal with respect to the objectives and policy recommendations of the Comprehensive Plan and the Open Space, Recreation, and Environmental Resources Plan; and consistency with the Zoning Ordinance shall be explored as a part of the four step process.
21. Factual description of any development rights (density) transference required.
A. Preliminary Plan Application Submission Requirements
1. The submission requirements for a Preliminary Plan shall consist of the following five elements, and shall be prepared in accordance with the drafting standards and plan requirements described herein:
a. Site Context Map (Section 403.B.2]
b. Existing Resources and Site Analysis Map (Section 401.A.3]
c. Sketch Maps of the Four-Step Process (Section 401.A. 4]
d. Preliminary Resource Impact and Conservation Plan (Section 403.B.3]
e. Preliminary Improvements Plan (Section 403.B.4]
f. Preliminary studies and reports as set forth in other sections of this ordinance (Section 403.B.6]
2. Site Context Map
3. Preliminary Resource Impact and Conservation Plan
a. A Preliminary Resource Impact and Conservation Plan shall be prepared for all subdivision and land development applications to categorize the impacts of the proposed activities and physical alterations on those resources shown on the Existing Resources and Site Analysis Map (as required under Section 402.C.2). All proposed improvements, including but not necessarily limited to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other Preliminary Plan documents, shall be taken into account in preparing the Preliminary Resource Impact and Conservation Plan, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable. Any disturbance to streams shall be in conformance with the standards contained in Section 512 of this Ordinance.
b. Using the Existing Resources and Site Analysis Map as a base map, impact areas shall be mapped according to the following categories: (1) primary impact areas, i.e., areas directly impacted by the proposed subdivision, (2) secondary impact areas, i.e., areas in proximity to primary areas which may be impacted, and (3) designated protected areas, either to be included in a proposed Greenspace or an equivalent designation such as dedication of a neighborhood park site. The location of all areas proposed for land disturbance (streets, foundations, yards, septic disposal systems, storm water management areas, etc.) with respect to notable features of natural or cultural significance as identified on the applicant's Existing Resources and Site Analysis Map and on Maps 1A through 1C in the London Britain Township Open Space, Recreation and Environmental Resources Plan depicting the agricultural, environmental, scenic and historic resources in the Township
c. This requirement for a Preliminary Resource Impact and Conservation Plan may be waived by the Planning Commission if, in its judgment, the proposed development areas, as laid out in the Sketch Plan or in the Preliminary Plan would be likely to cause no more than an insignificant impact upon the site's resources.
4. Preliminary Improvements Plan This plan shall include the following items:
a. Historic resources, trails and significant natural features, including topography, areas of steep slope, wetlands, 100-year floodplains, swales, rock outcroppings, vegetation, any existing easements and rights-of-way existing utilities, and other site features, as indicated on the Existing Resources and Site Analysis Map.
b. Approximate proposed lot lines, lot areas, building setback lines,. The boundaries of proposed Greenspace Lands shall be indicated, particularly with respect to lot lines and setback lines.
c. Approximate location, alignment, width and tentative names of all proposed streets and street rights-of-way, including all street extensions or spurs that are reasonably necessary to provide adequate street connections and facilities to adjoining development or undeveloped areas; preliminarily-engineered profiles for proposed streets.
d. Approximate location of proposed swales, drainage easements, stormwater and other management facilities.
e. Where community sewage service is to be permitted, the conceptual layout of proposed sewage systems, including but not limited to the tentative locations of sewer mains and sewage treatment plants, showing the type and degree of treatment intended and the size and capacity of treatment facilities.
f. Where central water service is to be permitted, the conceptual layout of proposed water distribution facilities including water mains, fire hydrants, storage tanks and, where appropriate, wells or other water sources.
g. Where individual wells are proposed, wells may be required to be drilled and tested for both adequate yield and water quality before lots may be sold.
h. A "high intensity" soil survey (accurate to 1/10 th acre) and the location of all percolation tests, including all failed test sites and deep holes as well as those approved and including an approved alternative site for each lot. All approved sites shall be clearly distinguished from unapproved sites.
i. Limit-of-disturbance line (in relation to the retention of existing trees proposed to be saved).
j. Approximate location and dimensions of proposed playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use.
k. If land to be subdivided lies partly in or abuts another township, the applicant shall submit information concerning the location and conceptual design of streets, layout and size of lots and provisions of public improvements 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 concurrence of this information by appropriate officials of the adjoining municipalities also shall be submitted.
1. Where the applicant proposes to install the improvements in phases, he shall submit with the Preliminary Plan, in accordance with the WC, 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.
m. Typical street cross-section drawing(s) for all proposed streets shall be shown, including details relating to thickness, crowning and construction materials.
n. Utilities and Easements
1) Exact locations of existing utility easements and approximate locations of proposed utility easements.
2) Approximate layout of all proposed sanitary and storm sewers and location of all inlets and culverts, and any proposed connections with existing facilities. (These data may be on a separate plan.)
3) Approximate layout of all proposed utilities including water, electric, gas, telephone, cable television, and other common use equipment.
4) The tentative location of proposed on-site sewage and water facilities. Tentative location of proposed sewage MUST be the same as the test sites. (See h above)
o. Approximate location of proposed shade trees, plus locations of existing vegetation to be retained.
p. Preliminary designs of any bridges or culverts that may be required. Such designs shall meet all applicable requirements of PennDOT.
q. Area data for each lot: gross and net. [Amended 6/10/91]
r. Site grading showing extent of cuts and fills.
s. In the case of site development plans, the following additional data shall be required on the plan:
1) The approximate location of all proposed structures
2) The approximate areas and percentages of impervious surface,
3) The approximate location, size and capacity of all proposed off-street parking areas.
5. Drafting Standards and General Data Requirements for the Preliminary Improvements Plan
a. Dimensions shall be set in feet.
b. Each sheet shall be numbered and the plan shall provide an adequate legend indicating clearly which features are existing and which are proposed.
c. All plans submitted shall be made on sheets no larger than 30" x 42" nor smaller than 17" x 22".
d. Scale - The Preliminary Plan shall be clearly and legibly drawn to a scale of one inch equals fifty (50) feet, except that If the average size of the proposed lots in the subdivision is five acres or larger, the plan may be drawn to a scale of one inch equals one hundred feet, or If the subdivision contains more than two hundred acres, the plan may be drawn to a scale of one-inch equals one hundred feet.
e. a north point
f Title block including:
1) Name of the a proposed subdivision or land development or identifying title.
2) Name of municipality in which tract is located.
3) Date at which plan was prepared, including all revisions and a description of each.
4) Name, address, telephone and fax number, license number and seal of the registered engineer, surveyor or landscape architect who certified the plan.
g. Scale of plan: written and graphic.
h. A location map drawn at a scale no less than eight hundred (800) feet to the inch, showing the relationship of the tract to surrounding properties, roads and water courses.
i. If the proposed subdivision or site development covers more than one (1) sheet, key maps shall be shown on all plan sheets showing the relationship of the plan sheets to each other.
j. Zoning District lines.
k. Tract boundaries as per the legal description within the deed, including bearings and distances for each property line.
1. Consecutively numbered lots throughout the subdivision and consecutively lettered blocks.
m. Approximate distances for proposed subdivision lines approximate centerline radii for proposed roads.
n. Site Topography
1) The source or site topography shall be recent field survey or topography generated through aerial photogrametry.
2) The contour interval shall be two (2) feet for land with an average natural slope of twenty-five
(25) percent or less and five (5) feet for land with an average natural slope in excess of twenty-five (25) percent. Areas of distinct average natural slopes shall not be combined together but shall be contoured at the appropriate contour interval.
3) The sources of contours, contour interval, and elevation datum shall be noted on the plans. The National Geodetic Vertical Datum is preferred.
o. Soil types and boundaries as indicated within the Soil Survey for Chester and Delaware Counties, Soil Conservation Service.
p. All tree masses within the tract boundaries.
q. All existing buildings and facilities within the tract including sewer and water systems.
r. All existing streets, including names, width of cartway and right-of-way.
s. All Streets recorded but not constructed on or abutting the property, including names and right-of-way widths and in the case of constructed streets, names, right-of-way widths, and if available, cartway (pavement) widths.
t. All existing natural and man-made watercourses showing existing 100-year flood lines and existing " project" flood lines, if latter is available, wet areas, any springs, all drainage easements, culverts or drainage structures.
u. A statement on the plan indicating which design option (1, 2, 3, 4, 5 or 6) is being utilized to create the subdivision.
6. Preliminary Studies, Plans, and Reports
When required by the Board, the Preliminary Plan submission shall include one or more of the following plans, studies, and reports to assist in determination of the impact of the application upon municipal services and facilities:
a. Sewer and Water Feasibility Report
Must be prepared by a Professional Engineer licensed in Pennsylvania knowledgeable in the field of Civil Engineering.
b. Groundwater Protection and Replenishment Study [Amended 5/8/871
In addition to situations in which it is otherwise required by the Board, all proposals for Options 5 and 6 Hamlet/Village developments shall be accompanied by a Groundwater Protection and Replenishment Study, part of which shall focus on groundwater availability for the proposed project, both in terms of volume and quality.
c. Preliminary Stormwater Management Plan
The Preliminary Stormwater Management Plan shall show the approximate sizes and locations of all swales, detention or retention basins, bio-retention areas and infiltration trenches, drawn on a soil map indicating the soil types in the areas where these facilities are tentatively proposed to be located. This plan shall be accompanied by a brief narrative describing the suitability of the soil types for the intended purposes, focusing on their drainage characteristics. Where such an approach is not feasible due to soil conditions, the plan shall show the location of conventional catch-basins, under drains, and detention basins. However, that approach is strongly discouraged when more natural open drainage systems and on-site infiltration and recharge areas are practicable.
d. Traffic Impact Study
Must be prepared by a licensed a Professional Engineer licensed in Pennsylvania knowledgeable in the field of Traffic Engineering.
e. Community Association Document
The applicant shall submit a draft copy of the by-laws proposed to govern the homeowner association that will own and manage common open space within the subdivision.
f. Preliminary Greenspace Ownership and Management Plan
Using the Preliminary Plan as a base map, the boundaries, acreage and proposed ownership of all proposed Greenspace areas shall be shown. In addition, the applicant shall also submit a Preliminary Greenspace Ownership and Management Plan detailing the entities responsible for maintaining various elements of the property, and describing management objectives and techniques for each part of the property.
g. Preliminary Engineering Certification
Prior to approval of the Preliminary Plan, the applicant shall submit to the Planning Commission a "Preliminary Engineering Certification" that the approximate layout of proposed streets, houselots, and Greenspace Lands complies with the Township's zoning and subdivision ordinances, particularly those sections governing the design of subdivision streets and stormwater management facilities. This certification requirement is meant to provide the Planning Commission with assurance that the proposed plan is able to be accomplished within the Township's current regulations. The certification shall also note any waivers needed to implement the plan as drawn.
