[Amended 5-1-2002 by Ord. No. 2002-4]
A.
Sketch plan. The applicant may submit whatever information
he deems useful; however, to facilitate the fullest possible response
from the Planning Commission, the applicant is encouraged to submit
the following items:
(1)
Name and address of the owner/applicant.
(2)
Name and address of the applicant's engineer, surveyor,
planner, architect or landscape architect, if available.
(3)
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."
(4)
Approximate tract boundaries.
(5)
North point.
(6)
Location map.
(7)
Streets on and adjacent to the tract.
(8)
Topographical and physical features, including contours
(minimum ten-foot intervals).
(9)
Proposed general lot, building and street layout.
(10)
In the case of land development plans, proposed
general layout, including building locations, parking lots and open
spaces.
(11)
Existing and proposed bicycle and pedestrian facilities in addition
to facilities indicated on the Borough's Comprehensive Plan, and the
Central Chester County Bicycle and Pedestrian Circulation Plan and
other endorsed plans, as applicable.
[Added 9-6-2017 by Ord.
No. 2017-03]
B.
Sketch plan of record. A sketch plan of record shall
consist of and be prepared in accordance with the following:
(2)
Site design and layout plan shall comply with § 256-26B(2)(a) through (o), inclusive.
(3)
All sketch plans of record shall be accompanied by
planning modules, or evidence of planning module exemption, 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.
(4)
A statement of certificate by the applicant indicating that the plans are or are not in conformity with engineering, zoning, subdivision, building, sanitation and other applicable ordinances and regulations and, if they are not so conforming, the reasons for requesting an exception. Proposed zoning changes shall note the suggested locations of buildings in connection therewith (this provision does not exempt the applicant from procedures as included in Chapter 287, Zoning).
A preliminary plan shall consist of and be prepared
in accordance with the following:
A.
Drafting standards.
(1)
The plan shall be drawn to a scale no larger than
one inch equals one foot and no smaller than one inch equals 100 feet.
(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.
B.
Site design and layout plan.
(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)
A series of maps, prepared according to § 256-26A above, with accompanying narrative as needed, showing the following:
(a)
Proposed subdivision or land development name
or identifying title.
(b)
Name and address of the landowner of the tract
or of his authorized agent, if any.
(c)
Name and address of the registered engineer
or surveyor responsible for the plan. If an architect or landscape
architect collaborated in the preparation of the plan, his name and
address also shall appear.
(d)
Zoning information, to include: applicable district,
lot size and yard requirements, proof of any variance or special exception
which may have been granted and any zoning boundaries that traverse
or are within 200 feet of the tract.
(e)
Tract boundaries showing bearings and distances.
(f)
Total acreage of tract.
(g)
Original date of preparation, revision dates,
North point and graphic scale.
(h)
Names of all owners of all adjacent lands, names
of all proposed and existing subdivisions adjacent and locations and
dimensions of any streets and/or right-of-way easements shown thereon.
(i)
Locations and dimensions of all existing streets;
railroads; sewers and sewage systems; aqueducts; water mains and feeder
lines; fire hydrants; gas, electric and oil transmission lines; watercourses;
buildings; sources of water supply; easements; and other significant
features within the property or within 300 feet of any part of the
property proposed to be developed or subdivided.
(j)
Location and widths of any streets or other
public ways or places as shown upon an adopted local or county plan,
if such plan exists for the area to be subdivided or developed.
(k)
Locations of all historically significant sites
or structures on the tract or on any abutting property.
(l)
Locations of walkways and paths (pedestrian,
bicycle, etc.) that have been in public use, with proposals for their
continued protection through easement or otherwise.
(m)
A full plan of the development showing the proposed
lot layout with lots numbered in consecutive order and individual
lot dimensions, sufficiently detailed to demonstrate to the Borough
how the proposed layout compares to zoning requirements and that it
is mathematically attainable within the parcel being subdivided, and
the location of areas to be subject to easements of any kind.
(n)
In addition, the plan for a land development
shall show, where applicable, proposed building locations, the location
and size of parking lots, provisions for access and traffic control,
locations of loading docks and provisions for landscaping and lighting
on the site.
(o)
Where the 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.
(p)
A shadow analysis showing the location of existing
trees and new trees and screening and 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. Shadows will be plotted with regard to
topography, slopes and directions.
(q)
In addition to all other requirements, plans
for cluster for multifamily developments must also include the following
information:
(r)
Where subdivision of land is proposed as a part
of land development because of the creation of mortgages encumbering
less than the entire tract, a plan shall be submitted showing the
proposed division of property, including easements for access to all
parcels not fronting on public roads. Such easements shall be a minimum
of 25 feet wide.
(3)
All plans shall be accompanied by planning modules
for land development provided by the Pennsylvania Department of Environmental
Resources, including information with regard to the means of sewage
disposal and provision of water supply.
(4)
A statement of certificate by the applicant indicating
that the plans are or are not in conformity with engineering, zoning,
subdivision, building, sanitation and other applicable ordinances
and regulations and, if they are not so conforming, the reasons for
requesting an exception. Proposed zoning changes shall note the suggested
locations of buildings in connection therewith.
C.
Improvements construction plan.
(1)
A statement describing proposed public improvements,
including streets and gutters, a typical cross-section diagram of
proposed street construction and the means of water supply and sewage
disposal to be provided.
(2)
A plan or plans showing the location, width and names
of all proposed streets and street rights-of-way, 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; the proposed minimum
setback line for each street; and the locations and dimensions of
playgrounds, public buildings, public areas and parcels of land proposed
to be dedicated or reserved for public use.
(3)
Where sewer service is anticipated, the preliminary
design of sewage systems, including but not limited to the location
and grade of sewers, pumping stations and sewer mains. Also, if required
by the Council, the location of a proposed right-of-way not less than
30 feet in width along natural watercourses and where otherwise necessary
in order to permit the Borough to construct and maintain sanitary
and storm sewers as and when required.
(4)
Where public water service is anticipated, the preliminary
design of water distribution facilities, including the size and location
of water mains, fire hydrants, storage tanks and, where appropriate,
wells or other water sources. The applicant must submit all water
service data to the Downingtown Municipal Water Authority, and approval
from said Authority must be presented to the Planning Commission and
Council.
(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. § 10508(4).
D.
Conservation plan. A conservation plan, as required
by the Borough's natural features conservation standards, in the Zoning
Ordinance, shall be submitted concurrent with the preliminary plan
application.
E.
Stormwater management plan. A stormwater management
plan, as required by the Borough's stormwater management regulations,
shall be submitted concurrent with the preliminary plan application.
F.
Proposed bicycle and pedestrian facilities plan. The developer shall
include a plan for preserving existing trails or the installation
of trails, paths, routes, lanes, crossings, crosswalks, signs, or
other applicable facilities devoted to pedestrian or bicycle use in
accordance with the following:
[Added 9-6-2017 by Ord.
No. 2017-03]
(1)
Logically continue, link or expand existing pedestrian facilities
on, across and abutting the site consistent with the Comprehensive
Plan and Central Chester County Bicycle and Pedestrian Circulation
Plan Improvements Map. The applicant may be requested to provide an
easement dedicated to the Borough with connections to abutting properties
that will enable the future continuation of the bicycle and pedestrian
network.
(2)
Alter the course of an existing or proposed trail alignment within
the tract for which development is proposed, provided the proposed
alteration exhibits quality trail design according to generally accepted
principles of trail design. The Borough recommends the following guidelines:
Trail and Path Planning: A Guide for Municipalities (2007), available
from the Chester County Planning Commission.
(3)
Provide pedestrian access to existing and/or anticipated public transit
stops (as indicated on transit providers annual service plans), public
parks, community facilities, commercial areas, or higher density residential
developments.
(4)
Identify existing and proposed bicycle and pedestrian facilities
during the site development process.
(5)
As appropriate, provide for the continued ownership and maintenance
of bicycle and pedestrian facilities, including easements, by having
them dedicated to the public sector, donated to a private conservation
organization, or placed under the care of a community or homeowners'
association.
Final plans shall conform in all important details
to preliminary plans, including any conditions specified by the Council.
A final plan shall consist of and be prepared in accordance with 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 Council, clear reproducible prints of all plans shall be submitted.
Space shall be provided for signatures by the Council on the face
of the plans.
(2)
Final plans shall be on sheets not larger than 34
by 44 inches overall. It is recommended that, as far as practicable,
final sheets be held to the following overall sizes: 17 by 22 inches,
22 by 34 inches or 34 by 44 inches. Where necessary to avoid sheets
larger than the maximum size prescribed above, final plans shall be
drawn in two or more sections, accompanied by a key diagram showing
the 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 dimensions
shall be shown in feet and hundredths of a foot.
B.
Site design and layout plan.
(1)
All information required in § 256-26B(2).
(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 building
envelopes and the names of all streets. The Borough shall assign house
numbers throughout the Borough.
(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 acknowledgements 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 or covenants governing the
reservation and maintenance of undedicated open space, which can bear
the certificate of approval of the Borough 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 Council.
(9)
Such certificates of approval, or of preliminary approval,
by proper authorities of the state as may have been required by the
Council 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 Borough ordinances and regulations. In any instance
where such plans do not conform, evidence shall be presented that
an exception or waiver has been authorized.
C.
Improvements construction plan. Where public improvements
other than monuments and street traffic signs are to be required for
any subdivision or land development, an improvements construction
plan and specifications prepared by a registered professional engineer
shall be filed, setting forth the nature and location of the work
and all engineering data necessary for completion of the work. The
improvements construction plan and specifications shall be subject
to approval by the Council as a prerequisite to approval of the final
plan. The improvements construction plan shall conform to the following
standards and shall contain the following information:
(1)
The improvements 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
|
(2)
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]
Location, width, type and thickness of sidewalks
to 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.
(3)
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 Borough.
(4)
Where public sewer service is to be provided, the
final design of all facilities, including but not limited to sewer
mains, manholes, pumping stations and sewage treatment facilities.
(5)
Where public water service or water supply is to be
provided, the final design, including location and size of all water
service facilities within the subdivision, shall be shown, including
wells, storage tanks, pumps, mains, valves and hydrants. The plan
shall 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. The plan must also receive approval
by the Downingtown Municipal Water Authority.
