A.
Mission of sketch plan.
(1)
It is suggested that all applicants for subdivision
or land development submit a sketch plan to the Township Planning
Commission for review prior to submission of a formal application.
Submission of a sketch plan is not mandatory, nor does it constitute
a formal subdivision or land development application.
(2)
Sufficient copies of the sketch plan may be submitted
to the Township Manager for distribution to the Planning Commission
and Township Engineer prior the Planning Commission meeting at which
the sketch plan is to be discussed. The requisite number of copies
shall be as determined by the Board.
C.
Information required.
(1)
The sketch plan shall include a site plan showing
the following information:
(a)
The name of the subdivision or land development.
(b)
The name and address of the owner/subdivider.
(c)
The name and address of the engineer, surveyor,
architect, landscape architect or planner responsible for the plan.
(d)
Zoning requirements, including:
(e)
A location map showing relation of the site
to adjoining properties and streets within 1,000 feet.
(f)
The North point.
(g)
Written and graphic scales, including the scale
of the location map.
(h)
The total acreage of the site.
(i)
The site boundaries.
(j)
Boundaries of all adjoining properties, with
names of landowners in the case of unplatted land.
(k)
Existing streets on and adjacent to the site
with rights-of-way.
(l)
Existing buildings (and their respective uses),
driveways, sewer lines, storm drains, culverts, bridges, utility easements,
quarries, railroads and other significant man-made features within
500 feet of and within the site (this includes properties across streets).
(m)
A proposed general street layout.
(n)
A proposed general lot layout.
(o)
The types of buildings proposed.
(p)
The number of units proposed.
(q)
Open space areas.
(r)
Recreation areas.
(s)
The proposed means of controlling stormwater
runoff and soil erosion.
(2)
The sketch plan shall also include a natural features
map, except that for minor subdivisions of five acres or less, the
natural features information below may be included on the site plan.
The following information shall be shown on the natural features map:
A.
Procedure required. The procedure for processing a preliminary plan is set forth in § 289-25 hereof.
B.
Drafting standards. The preliminary plan shall conform
to the following drafting standards:
(1)
The plan shall be drawn at a scale of one inch equals
40 feet, one inch equals 50 feet or one inch equals 100 feet.
(2)
Dimensions shall be set in feet and decimal parts
thereof; and bearings in degrees, minutes and seconds.
(3)
Each sheet shall be numbered to show its relation
to the total number of sheets in the plan, such as "Sheet 1 of 5 sheets."
Where there are four or more sheets, a key map, on a scale sufficient
to show their relationship, shall be furnished.
(4)
Dotted lines shall be used to show the plan which
has been vacated if the subdivision is a re-plan, and solid lines
shall be used to indicate the new plan.
(5)
The plan shall be so prepared and bear an adequate
legend to indicate clearly which features are existing and which are
proposed.
(6)
The boundary line of the subdivision shall be shown
as a solid heavy line.
C.
Existing items pertaining to the plan. The following
existing items shall be shown on the preliminary plan:
(1)
A title consisting of the name and address of the
subdivider, i.e., the owner and, if the owner is dealing through a
representative, his authorized agent and engineer or surveyor; the
location and area of the subdivision; the date, scale and North point;
and the elevation based on Township level datum.
(2)
Courses and distances of the boundary line survey
of the land being subdivided. This survey shall not have an error
of closure greater than one part in 5,000.
(3)
The location, names and widths of streets and alleys,
including existing streets and those shown on the Comprehensive Plan;
the location and names of railroads and public spaces; the location
of property lines and the names of owners and similar features within
500 feet of any part of the land being subdivided.
(5)
A location map showing the relation of the site to
adjoining properties and streets within 1,000 feet, at a scale of
one inch equals 800 feet.
(6)
The North point.
(7)
Written and graphic scales, including the scale of
the location map.
(8)
The total acreage of the site.
(9)
The names, locations, width and other dimensions,
including center-line courses, distances and curve data, paving widths
and curblines, right-of-way and curbline radii at intersections and
street location tie-ins by courses and distances to the nearest intersection
of public roads of existing and plotted streets and alleys and the
location and size of existing sanitary and storm sewers, watercourses
and drainage flows and parks and other public spaces within the land
being subdivided.
(10)
Contour lines measured at intervals of two feet.
Where the street grade approaches the minimum or maximum allowed by
the design standards, lesser intervals or profiles will be required.
(11)
The location and character of existing buildings;
zoning restrictions; the location, species and size of existing trees
and shrubbery; and the location of quarries, ponds, woodlands, marshlands,
areas subject to inundation and other topographical features which
may affect the location of a proposed street or alley.
(12)
Measured distances from the center line of the
street to buildings, large trees and other control points and the
location of all monuments with references to them.
D.
Proposed items pertaining to the plan. The following
proposed items shall be shown on the preliminary plan:
(2)
Sufficient information to determine the location of
a proposed street, including the extension or widening of an existing
street, shall be shown. Such information shall include:
(a)
The layout of proposed streets, including widths
of proposed streets and width of alleys, crosswalks and easements.
(b)
The layout and approximate dimensions of proposed
lots or, if the information can be clearly shown, lines of each lot
with courses and distances and lot areas to the right-of-way line
of the street.
(c)
Parcels of land, such as additional right-of-way
along old roads, intended to be dedicated or temporarily reserved
for public use or to be reserved by deed covenant for use of all property
owners in the subdivision and the conditions, if any, of such dedication
or reservation.
(d)
Tentative grades to an existing street or to
a point 500 feet beyond the subdivision boundaries.
(e)
The location and size of proposed sanitary and
storm sewers.
(f)
Building setback lines, with distances from
the right-of-way line.
(g)
An indication of any lots, such as parking areas,
in which a use other than residential is proposed by the subdivider.
(h)
The arrangement and use of buildings and parking
areas in nonresidential developments and multifamily residential developments,
with all necessary dimensions and number of parking spaces. Elevations
and perspective sketches of proposed buildings are encouraged.
(3)
Open space areas and an indication as to whether offered
for dedication.
(4)
A soil map, showing:
(a)
Soil types within the site, based on maps contained
in the Soil Survey of Delaware County, Pennsylvania, United States
Department of Agriculture Soil Conservation Service, 1967, as amended.
A table shall be attached indicating each soil type and general characteristics,
including average slope and limitation for development, if any.
(b)
Contour lines, both existing and proposed, shall
be measured at vertical intervals of two feet. Such elevations shall
be determined by on-site survey, not interpretation of United States
Geological Survey maps.
(c)
One-hundred-year floodplain areas.
(d)
Base flood elevation data as defined in the Township's Floodplain Ordinance, if available. If unavailable, the base flood elevation shall be established as a point on the boundary of the Floodplain Conservation District, as defined and delineated in Chapter 269, Flood Damage Prevention.
(e)
Steep slope areas (grades of 20% to 25% and
greater than 25%).
(5)
A vegetation map, showing:
(a)
Forest areas.
(b)
The size, species and location of all trees
with a caliper of 12 inches or greater. All such trees to be removed
are to be designated with an "X."
[Amended 2-12-2009 by Ord. No. 739]
(c)
Other significant vegetation.
(d)
The approximate location of trees with a caliper of 12 inches or
greater on adjoining properties that are located within 10 feet of
the property line (said locations can be approximated from the subject
property or via existing aerial photographic data).
[Added 2-12-2009 by Ord. No. 739]
(e)
The location of all heritage trees.
[Added 2-12-2009 by Ord. No. 739]
(7)
A sedimentation and erosion control plan pursuant to and complying with Chapter 281, Stormwater Management and Soil Erosion.
(9)
A landscaping and grading plan, showing:
(a)
Existing and proposed grades for the entire
site.
(b)
Existing vegetation to be removed.
(c)
Existing vegetation to be preserved.
(d)
A landscape plan illustrating the size, species and location of trees to be planted in compliance with the tree replacement requirements of this chapter and other plantings to be provided and such other matters as may be required by § 289-20 hereof. The planting plan shall include a chart summarizing sizes of trees to be removed and trees to be planted Appendix A provides a list of suggested plants. Appendix B provides a list of invasive plants, which are not to be used.[1] The planting plan shall illustrate the location of protective
tree fence around trees to remain. The landscape plan shall clearly
identify all landscaped areas and any areas to be left in a natural
state."
[Amended 2-12-2009 by Ord. No. 739]
[1]
Editor's Note: Appendixes A and B are on file in the Township
offices.
(10)
A traffic impact study.
(a)
A transportation impact study shall be undertaken for all major subdivisions and land developments as defined in Subsection D(10)(c) below. This study will enable the Township to assess the impact of a proposed development on the local transportation system. Its purpose is to ensure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access to and from the site to the existing transportation network. The study's purpose is also to prepare solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, the conservation of energy and the encouragement of walking, bicycling and use of public transportation.
(b)
Under the direction of the Township Engineer, the traffic impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous experience in performing such studies. The procedures and standards for the traffic impact study are set forth in Subsection D(10)(d) of this section.
(c)
A transportation impact study shall be required
for all subdivisions and land developments that meet one or more of
the following criteria. The Township Commissioners, at their discretion,
may request the preparation of a traffic impact study for any other
subdivision or land development.
(d)
The transportation impact study shall contain
but not be limited to the following information:
[1]
General site description. The site description
shall include the size, location, proposed land uses, construction
staging and completion date of the proposed land development. If the
development is residential, the types of dwelling units and number
of bedrooms shall also be included. A brief description of other major
existing and proposed land developments within the study area shall
be provided. The general site description shall also include probable
socioeconomic characteristics of potential site users to the extent
that they may affect the transportation needs of the site (i.e., the
number of senior citizens).
[2]
Transportation facilities description.
[a]
The description shall contain a
full documentation of the proposed internal and existing external
transportation system. This description shall include proposed internal
vehicular, bicycle and pedestrian circulation, all proposed ingress
and egress locations, all internal roadway widths and rights-of-way,
parking conditions, traffic channelizations and any traffic signals
or other intersection control devices within the site. The site design
shall be shown to maximize potential public transportation usage to
and from the development, such as providing adequate turning radii
at all access points to allow a bus to enter the development. Bus
shelter and sign locations shall be designated where appropriate.
Design should include convenient and safe walking and bicycling where
appropriate.
[b]
The report shall describe the entire
external roadway system within the study area. Major intersections
in the study area shall be identified and sketched. All existing and
proposed public transportation services and facilities including sidewalks
and other pedestrian facilities within a one-mile radius of the site
shall also be documented. All future highway improvements, including
proposed construction and traffic signalization, shall be noted. This
information shall be obtained from the 12-Year Highway Capital Program
for the Delaware Valley Region, the Township Comprehensive Plan, the
Delaware County Planning Commission and from the Pennsylvania Department
of Transportation. Any proposed roadway improvements resulting from
proposed surrounding developments shall also be recorded.
[3]
Existing traffic conditions.
[a]
Existing traffic conditions shall
be measured and documented for all streets and intersections in the
study area. Traffic volumes shall be recorded for existing average
daily traffic, existing peak hour traffic and for the subdivision's
peak hour traffic. Complete traffic counts at all major intersections
in the study area shall be conducted, encompassing the peak highway
and development-generated hour(s), intersection turning movements
and documentation shall be included in the report. A volume-capacity
analysis based upon existing volumes shall be performed during the
peak hour(s) and the peak development-generated hour(s) for all roadways
and major intersections in the study area. Levels of service shall
be determined for each location.
[b]
Analysis of safety aspects shall
be included. Such items shall include accident records, analysis of
visibility and potential conflict points.
[c]
This analysis will determine the
adequacy of the existing roadway system to serve the current traffic
demand. Roadways and/or intersections experiencing levels of service
E or F shall be noted as congestion locations.
[4]
Transportation impact of the development. An
estimation of vehicular trips to result from the proposal shall be
completed for both the street system and the development-generated
peak hour(s). Vehicular trip generation rates to be used for this calculation shall
be obtained from Table 1 attached.[2] These development-generated traffic volumes shall be provided
for the inbound and outbound traffic movements as estimated. The reference
source(s) and methodology followed shall be cited. These generated
volumes shall be distributed to the study area and assigned to the
existing streets and intersections throughout the study area. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to all access points.
Pedestrian volumes shall also be calculated. If school crossings are
to be used, pedestrian volumes shall be assigned to each crossing.
Attention must be given to safety aspects at school and other pedestrian
crossings. Any characteristics of the site that will cause unusual
trip generation rates and/or traffic flows shall be noted.
[2]
Editor's Note: Table 1 is on file in the Township
offices, where it may be examined during regular office hours.
[5]
Streets in residential areas should be designed
with contemporary street layouts and devices for taming the traffic,
such as curved streets, speed controlling humps, parking bays with
intermittent trees, protection for children at play, etc.
[6]
Analysis of transportation impact. The total
future traffic demand based on full occupancy of the proposed subdivision
of land development shall be calculated. This demand shall consist
of the combination of the existing traffic expanded to the completion
year, the development-generated traffic and the traffic generated
by other proposed developments in the study area. A volume/capacity
analysis shall also be conducted using the total future demand and
the future roadway intersection capacities. If staging of the proposed
development is anticipated, calculations for each stage of completion
shall be made. This analysis shall be performed using the peak highway
hour(s) and peak development-generated hour(s) for all streets and
major intersections in the study area. Volume/capacity calculations
shall be completed for all major intersections.
[7]
Conclusions and recommended improvements.
[a]
All streets and/or intersections
showing a level of service below C shall be considered deficient,
and specific recommendations for the elimination of these problems
shall be listed. This listing of recommended improvements shall include
but not be limited to the following elements: internal circulation
design, site access location and design, external street and intersection
design and improvements, traffic signal installation and operation,
including signal timing, and transit design improvements.
[b]
Existing and/or future public transportation
service shall also be addressed. A listing of all actions to be undertaken
to increase present public transportation usage and improve service,
if applicable, shall be included.
[c]
Pedestrian and bicycle movements
shall be encouraged through adequate design of facilities, safety
devices and regulation. In residential areas streets shall be designed
to provide for tamed vehicular traffic, since pedestrians should be
protected and encouraged as the basic mode of travel and social activity.
[d]
The listing of recommended improvements
for both streets and transit shall include, for each improvement,
the party responsible for the improvement, the cost and funding of
the improvement and the completion date for the improvement.
[e]
The Township Engineer shall review
the transportation impact study to analyze its adequacy in solving
any traffic problems that will occur due to the land development or
subdivision and make recommendations to the Township Commissioners.
[f]
The Township Commissioners may
decide that certain improvements contained in the study on or adjacent
to the site are required for preliminary plan approval and may attach
these conditions to the preliminary approval.
E.
Certificates. The approved preliminary plan shall
contain the following certificates:
B.
Drafting standards. The drafting standards for a final
plan shall conform to those required for a preliminary plan, except
that the horizontal scale of the plan and profile shall be 40 feet
to the inch, and the vertical scale of the profile shall be four feet
to the inch.
C.
Information to be shown. The final plan shall show
all of the information required to be shown on the preliminary plan,
in addition to the following information:
(1)
Horizontal plan. The horizontal plan shall show details
of the horizontal layout, including:
(a)
Information shown on the preliminary plan pertaining
to the street(s) to be constructed.
(b)
The beginning and end of proposed immediate
construction.
(c)
Stations corresponding to those shown on the
profile.
(d)
Elevations of the proposed curb at tangent points
of horizontal curves at street or alley intersections and at projected
intersections of curblines.
(e)
The location and size of proposed sanitary sewers
and lateral connections with distances between manholes, including
rim and invert elevations; of water, gas, electric and other utility
mains, pipes, conduits and/or lines; and of storm sewers, stormwater
inlets and manholes.
(f)
The location, type and size of curbs and width
of paving.
(g)
The location and species of street shade trees
and the location and type of fire hydrants and streetlights.
(h)
The location of all other drainage facilities
and public utilities in the vicinity of storm and/or sanitary sewer
lines, including appropriate elevation information.
(i)
Hydraulic design data for culverts and/or bridge
structures.
(2)
Profile. The profile shall be a vertical section of
the street(s) with details of vertical alignment, showing:
(a)
Profiles and elevations along the present ground
surface over the center line and profiles of right-of-way lines or
building setback lines.
(b)
Profiles of the proposed grade along the top
of the curbs showing percentage of grade on tangents and details of
vertical curves indicated at fifty-foot intervals on straight grades,
twenty-five-foot intervals on vertical curves, points of grade intersections,
as well as elevations of the curb at tangent points of horizontal
curves and at points of intersection of projected curblines at street
intersections; also vertical curve data, including length, elevations
and minimum sight distance, as required by the Pennsylvania Department
of Transportation's Publication 190 entitled "Guidelines for Design
of Local Roads and Streets," latest edition.
(c)
Profiles of storm drain or sewer and sanitary
sewer showing the type and size of pipe, grade, cradle, manhole and
inlet locations and elevations along the flow line at fifty-foot intervals,
including finished grade, rim, grate, invert and bottom elevations.
(d)
Management information:
[1]
A contract for maintenance of open space and/or
private streets and the method of management and maintenance, if applicable,
which contract must be in form and substance satisfactory to the Township
Commissioners.
[2]
Technical construction specifications for all
improvements to be dedicated to the Township.
(3)
Cross section. The cross section shall be a typical
section across the street with details of grading and construction
in conformance with Township specifications approved by the Township
Engineer showing:
(a)
The right-of-way width and the location and
width of paving within the right-of-way.
(b)
The type, thickness and crown of proposed paving.
(c)
The types and size of curbing and size of concrete
chair under joints.
(d)
A notation that the street is to be constructed
in accordance with Township specifications approved by the Township
Engineer.
(e)
Grading of sidewalk area and slopes of cut or
fill-in areas beyond the right-of-way.
(f)
The location, width, type and thickness of sidewalks,
if any.
(g)
The location and depths of utilities.
D.
Offer of dedication; as-built plans. Streets, parks
and other public open spaces or improvements shown on a final plan
to be recorded may be offered for dedication to the Township by formal
notation thereof on the plan, or the subdivider may note on the final
plan that such open spaces or improvements have not been offered for
dedication to the Township.
(1)
As-built plan. After final plan approval and upon
completion of all required improvements and before the Township accepts
dedication of such improvements, the developer shall submit, in duplicate,
an as-built plan accurately showing the location, dimension and elevation
of all improvements, including but not limited to underground utility
lines, underground drains, storm drainage lines, sanitary sewer lines
and permanent subdivision monuments. The as-built plan shall include
all private improvements, utilities and facilities such as storm sewers
and sanitary sewers serving two or more buildings, and all easement
area(s) of every nature and purpose clearly identified by reference
to the public record, by deed book and page number, where easements
are recorded. The as-built plan shall note all deviation from the
previously approved final plan and drawings.
[Added 12-13-2001 by Ord. No. 657]
E.
Certificates and/or acknowledgments. The approved
final plan shall contain the following certificates, permits and/or
acknowledgments:
(1)
Certification by the registered engineer or surveyor
to the effect that the plan represents a survey made by such registered
engineer or surveyor and that the monuments shown thereon exist as
located and that all dimensional and geodetic details are correct.
(2)
Notarized certification by the subdivider and equitable
owner of adoption of the plan by them.
(3)
A certificate of consent signed by the mortgage or
lien holder, if any.
(4)
Certification by the Township Engineer that the plan
conforms to the approved preliminary plan.
(5)
The signature of the President of the Township Commissioners
certifying that the final plan has been approved on the date shown.
(6)
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 subdivided.
(7)
Agreement for maintenance of any street or open space
not offered for dedication to the Township as approved by the Township
Commissioners.
(8)
All required permits and related documentation from
the Township, the Pennsylvania Department of Environmental Resources
and the United States Army Corps of Engineers where any alteration
or relocation of a stream or watercourse is proposed.
(9)
Highway occupancy permits or documentation indicating
that such permits are available to the applicant from the Pennsylvania
Department of Transportation and/or Delaware County, if applicable.
