Township of Caln, PA
Chester County
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Table of Contents
Table of Contents
A. 
The sketch plan for a subdivision or land development may be submitted by the property owner or his authorized agent as a basis for informal discussion with the Township Planning Commission and the Board of Commissioners.
[Amended 6-26-2003 by Ord. No. 2003-12]
B. 
Data furnished in a sketch plan shall be at the discretion of the developer. For fullest usefulness, it is suggested that a sketch should include the following information:
(1) 
An application, together with the appropriate filing fee.
(2) 
Tract boundary.
(3) 
A location map depicting the use of adjoining properties.
(4) 
North point.
(5) 
Streets on and adjacent to the tract.
(6) 
Topographical and physical features, both natural and man-made, which may affect the development of the site.
(7) 
Proposed general street layout.
(8) 
Proposed general lot layout.
(9) 
In the case of a land development plan, the approximate location of all existing and proposed buildings, parking compounds and other planned features should be shown.
(10) 
Proposed method of water supply and sewage disposal.
(11) 
Soil types.
(12) 
Zoning applicable to the tract.
C. 
A sketch plan need not be to exact scale, nor are precise dimensions required.
[Added 6-26-2003 by Ord. No. 2003-12]
It is the purpose of this section to provide for simplified plan submission and processing requirements by which minor land development applications may be submitted and approved. Plans submitted under the provisions of this section must meet the criteria specified in Subsection A below, conform to all applicable established standards and provide the information required in Subsection B below.
A. 
Criteria for minor land development. A land development will be considered a minor land development provided all of the following criteria are met:
(1) 
The proposal involves expansion of the gross area of an existing building by no more than 25% to a maximum of 5,000 square feet of new area.
(2) 
The proposal does not introduce a new use to the property.
(3) 
The proposal does not involve the creation of additional dwelling units.
(4) 
The proposal does not involve the construction of a new building which is larger than 5,000 square feet in area.
(5) 
The proposal does not require any additional stormwater management facilities, public or private sewer facilities, or public water facilities.
(6) 
The specific property has received minor land development consideration no more than one time previous to the current proposal.
B. 
Plan contents. In addition to an application and required filing fee, the following materials shall be submitted for consideration for minor land developments:
(1) 
A land development plan that is either black-and-white or blue-and-white prints. The sheet size shall be no smaller than 18 inches by 22 inches and no larger than 30 inches by 42 inches.
(2) 
The plan shall be a scale of 50 feet per inch and shall include the following information:
(a) 
Municipality and tax identification number of the parcel(s) in which the proposed development is located.
(b) 
The name, address and phone number of the property owner, authorized agent or engineering firm preparing the plan on behalf of the owner.
(c) 
The date, nearest point and graphic scale.
(d) 
The total acreage of the property to be developed, including existing conditions.
(e) 
Soil types as indicated by the Soil Conservation Services, United States Department of Agricultural Soil Survey, Chester County.
(f) 
Proposed land use.
(g) 
Zoning requirements, including zoning district and area and bulk requirements.
(h) 
A key map, for the purpose of locating the site to be developed, at a minimum scale of 2,000 feet to the inch, showing the relation of the tract to adjoining property and to all streets, roads, and municipal boundaries existing within 1,000 feet of any part of the property proposed to be developed.
(i) 
Tract boundaries showing distances and bearings and identification of all owners or immediately adjacent property.
(j) 
The location of all public sewers, water mains, and sewer lines, gas, electric and oil transmission lines.
(k) 
The approximate location of all watercourses, swales, berms and other topographical features.
C. 
All minor land developments must comply with the provisions in the Caln Township Zoning Ordinance, which is codified in Chapter 155 of this Code.
D. 
If a proposed land development complies with all criteria stated in Subsection A of this section, the property owner can submit the minor land development plan with the information required in Subsection B in lieu of the final plan which complies with § 137-16 of this chapter. The Board of Commissioners shall review such minor land development plan in accordance with the provisions in §§ 137-9 and 137-12 of this chapter that governs submission of final plans.
In addition to an application and required filing fee, the following materials shall be submitted for consideration as the preliminary plan:
A. 
The preliminary plan in the form of a map or series of maps may be either black-and-white or blue-and-white prints. The sheet size shall be no smaller than 18 inches by 22 inches and no larger than 30 inches by 42 inches. The preliminary plan shall also be submitted in Mylar and electronic form as required by § 137-11A(4).
[Amended 1-9-2003 by Ord. No. 2003-4]
B. 
The preliminary plan shall be at a scale of 50 feet to the inch and shall show the following information:
(1) 
Proposed subdivision or land development name or identifying title and the municipality or municipalities in which the subdivision or land development is located.
(2) 
Name and address of the landowner of the tract or of his authorized agent, if any, and of the developer.
(3) 
Date, North point and graphic scale.
(4) 
Total acreage of the tract and number of lots or dwelling units.
(5) 
Soil types as indicated by the Soil Conservation Service, United States Department of Agriculture Soil Survey, Chester County.
(6) 
Proposed land use.
(7) 
Zoning requirements: district and lot size.
(8) 
A key map, for the purpose of locating the site to be subdivided or developed, at a minimum scale of 2,000 feet to the inch, showing the relation of the tract to adjoining property and to all streets, roads and municipal boundaries existing within 1,000 feet to any part of the property proposed to be subdivided or developed.
(9) 
Tract boundaries showing distances and bearings.
(10) 
Surveyed contours at vertical intervals of not more than two feet, location of bench mark and datum used.
(11) 
An identification of:
(a) 
All owners of all immediately adjacent unplatted land.
(b) 
All proposed or existing development immediately adjacent.
(c) 
Locations and dimensions of any streets or easements shown thereon.
(12) 
The names, locations and dimensions of all existing:
(a) 
Streets and roads.
(b) 
Railroads.
(c) 
Public sewers.
(d) 
Water mains and feeder lines.
(e) 
Fire hydrants.
(f) 
Gas, electric and oil transmission lines.
(g) 
Watercourses, one-hundred-year floodplains and flood hazard areas.
(h) 
Other significant features and land usage within 200 feet of any part of the property proposed to be developed.
(13) 
The location and width of any streets or other public ways or places shown upon an adopted local or county plan, if such exists for the area to be subdivided or developed.
(14) 
The full plan of the development, showing the location of all proposed:
(a) 
Streets.
(b) 
Utility easements.
(c) 
Parks, playgrounds and other public areas.
(d) 
Sewer and water facilities.
(e) 
Building setback lines for each street.
(f) 
Lot lines and approximate dimensions of lots.
(g) 
Lot numbers and/or block numbers in consecutive order.
(h) 
Building locations and parking compounds in relation to multifamily, commercial and industrial land developments.
(i) 
All streets, rights-of-way and other areas designed for appurtenant facilities, public use or proposed to be dedicated or reserved for future public use, together with the conditions of such dedication or reservations.
(15) 
The approximate location, size and material of any capped sewers, house connections, sewers, sewage disposal plant, proposed connection with existing facilities and any other sewerage facilities.
(16) 
The approximate location, size and material of any individual, community or public water supply facilities.
(17) 
All storm sewers and other drainage facilities, with the size and material of each indicated and any proposed connections with existing facilities.
(18) 
Typical street cross sections for each proposed street shown on the preliminary plan. These plans may be submitted as separate sheets.
(19) 
Any changes that may be proposed by the applicant in the provisions of the zoning applicable to the area to be subdivided or developed and suggested locations of building in connection therewith.
(20) 
Proposed street names.
(21) 
A preliminary grading plan indicating proposed contours.
(22) 
Proposed method of water supply and sewage disposal.
(23) 
The proposed location of all fire hydrants, fire apparatus access roads and remote fire department connection shall be in accordance with the adopted International Fire Code.
[Added 3-31-2005 by Ord. No. 2005-3]
C. 
Where on-site sewage disposal facilities are anticipated, the developer shall submit a statement with regard to the suitability of the soil to absorb sewage wastes. Where, in the opinion of the Township Engineer, doubt exists as to the ability of the soil to absorb such waste, the Board may require further examinations as provided in § 137-26A of this chapter.
D. 
A statement of proposed improvements, including streets, curbs, gutters and sidewalks, including a typical cross-sectional diagram of proposed street construction, and including the means of water supply and sanitary drainage to be provided.
E. 
A statement of certificate indicating that the plans are or are not in conformity with engineering, zoning, building, sanitation and other applicable Township ordinances and regulations, and, if they are not so conforming, the reasons for requesting an exception.
F. 
All storm drainage calculations when deemed appropriate.
G. 
Tentative profiles along the center line and at the right-of-way line for both sides of each proposed street shown on the preliminary plan. Such profiles shall show natural and finished grades at a ten-to-one horizontal to vertical scale.
H. 
A sketch plan of the remaining lands of the developer, including the prospective future street system. The street system of the preliminary plan will be considered in the light of adjustments and connections with the future streets as shown in the sketch plan of remaining lands.
I. 
When connection to public water and/or sewer facilities is proposed, assurance of the availability of such service. This assurance shall be in the form of a letter signed by a responsible officer of the company or authority concerned, indicating its ability and willingness to make such service available.
J. 
A draft of any proposed covenants to run with the land.
K. 
A tentative timetable for the proposed sequence of development for the subdivision or land development. The timetable may be in letter form, indicating the order in which activities will occur.
L. 
Where the land included in the proposed development has a gas pipeline, petroleum products transmission line, power line or any other cable or pipeline located thereon, the application shall be accompanied by a letter from the owner or authorized agent of such facility stating minimum distance requirements.
M. 
A planning module for land development as required by the Pennsylvania Sewerage Facilities Act.
N. 
A preliminary conservation/soil erosion and sedimentation control plan.
Final plans for the subdivision of land or land development shall conform in all important details to preliminary plans as reviewed by the Board, and any conditions specified at the completion of review of preliminary plans shall be incorporated in the final plans. In addition to an application and required filing fee, the following shall be submitted by the developer.
A. 
The plans submitted for review for final approval shall be clear and legible black-on-white or blue-on-white prints of the drawings. Upon completion of review and for signature by the Board of Commissioners, clear reproducible copies of all plans shall be submitted. Space shall be provided for signature by the Board on the face of the plan. The final plan shall also be submitted in Mylar and electronic form as required by § 137-12A(6).
[Amended 1-9-2003 by Ord. No. 2003-4]
B. 
Final plans shall be on sheets not larger than 30 inches x 42 inches overall. It is recommended that, as far as practicable, final plan sheets be of the following overall sizes: 18 inches x 22 inches, 24 inches x 36 inches and 30 inches x 42 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 relative location of the sections. The scale shall be not more than 50 feet to the inch. All dimensions shall be shown in feet and hundredths of a foot.
C. 
Final plans shall include the following information:
(1) 
Name of the subdivision or land development and the municipality or municipalities in which it is located.
(2) 
Name, address and telephone number of the owner and subdivider.
(3) 
North point, graphic scale and date.
(4) 
Block and lot numbers in consecutive order; lot area for each lot, with the area being calculated to the existing right-of-way.
(5) 
A list of site data, including minimum lot size or average area per dwelling unit, total number of lots or dwelling units, total acreage of the whole development, density in units per acre or lots per acre, zoning district and the proposed use of land.
(6) 
Source of title to the land of the subdivision or land development as shown by the books of the Chester County Recorder of Deeds; names of the owners of all adjoining unsubdivided land.
(7) 
A location map of the subdivision or land development at a minimum scale of 2,000 feet to the inch, showing the relation of the property to adjoining property and to all streets, roads and municipal boundaries existing within 1,000 feet to any part of the property proposed to be subdivided or developed.
(8) 
Lot lines with accurate bearings and distances; distances shall be to the nearest hundredth of a foot.
(9) 
Pedestrianways, including all sidewalks, crosswalks, and pedestrian rights-of-way to be used for general public use.
(10) 
Accurate dimensions of existing public land and of any property to be dedicated or reserved for public, semipublic or community use, along with exact extent of street construction and dedication; all areas to which title is reserved by owner.
(11) 
Accurate boundary lines, with dimensions and bearings, which provide a survey of the tract, closing with an error of not more than one foot in 10,000 feet.
(12) 
Approximate distances to the intersection of the center lines of the nearest established street intersection or official monuments.
(13) 
Accurate locations of all existing and recorded streets intersecting the boundaries of the tract.
(14) 
Complete curve data for all street center line and street right-of-way line curves included in the plan, including radius, tangent, arc and chord. Curve segments included in lot descriptions shall be comprised of arc, chord, bearing and distance. At street intersections, tangent distance shall be included.
(15) 
Street center lines and street rights-of-way with accurate dimensions in feet and hundredths of feet, with bearing of such street lines.
(16) 
Street names.
(17) 
Location and material of all permanent concrete monuments and iron pin lot markers.
(18) 
Easements and any limitations on such easements.
(19) 
Setback lines not less than the minimum as fixed by the Zoning Ordinance,[1] or any other setback lines established by this chapter, or by public authority or those specified in any deed restrictions, whichever is greater.
[1]
Editor's Note: See Ch. 155, Zoning.
(20) 
Clear sight triangles of 75 feet at all street intersections.
(21) 
Street cross sections for each proposed street shown on the final plan indicating the design and material of shoulders and drainage swales.
(22) 
Location of all structures and parking compounds on land development plans.
(23) 
The following certificates shall be shown on the plan: (Note Appendix for suggested forms.)
(a) 
Certifications, with seal, by a registered professional engineer or registered land surveyor to the effect that the survey and plan are correct.
(b) 
A statement, duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the landowner of the property, to the effect that the subdivision or land development shown on the final plan is the act and deed of the landowner, that he is the owner of the property shown on the survey and plan and that he desires the same to be recorded as such.
(c) 
Certificate of dedication of streets and other public property.
(d) 
Certificate for approval by the Board of Commissioners.
(e) 
A certificate to accommodate the recording information.
(f) 
Note to be placed on plan indicating any area that is not to be offered for dedication.
(g) 
Note indicating that the Township is not responsible for construction or maintenance of any area not dedicated for public use and identifying party responsibility for such maintenance.
(24) 
If the development proposes a new street intersection with state legislation route, the Pennsylvania Department of Transportation intersection permit number(s) shall be indicated for all such intersections.
(25) 
Where off-site water service is to be provided, the location and size of all proposed water service facilities within the development shall be shown, including wells, storage tanks, pumps, mains, valves and hydrants.
(26) 
Names of the owners of any adjoining properties.
(27) 
The name, address and telephone number of the subdivider. The name, seal and signature of the engineer, architect, landscape architect or surveyor who prepared the plan.
(28) 
The plan for lots within a subdivision shall show house numbers, and all streets shall be named. House numbers shall be assigned by the Caln Township Assessor.
D. 
Plan and profile sheets for all proposed streets. Such profiles shall show at least the following information, properly labeled:
(1) 
Existing (natural) and proposed finished grades along the center line and at the right-of-way line for both sides of each proposed street.
(2) 
The length of all vertical curves.
(3) 
Existing and proposed storm sewer mains, manholes, inlets and culverts.
(4) 
Existing and proposed sanitary sewer main and manholes.
(5) 
All profiles shall show pipe crossings, storm sewers, sanitary sewers, water mains and any other underground utility crossings.
(6) 
Profiles shall extend to points of connection with existing lines.
The profile sheets shall be drawn at a horizontal to vertical scale of ten to one (10:1).
(7) 
Existing and proposed fire hydrants, fire apparatus access roads and remote fire department connections.
[Added 3-31-2005 by Ord. No. 2005-3]
E. 
A plan showing the location, size and invert elevations of existing and proposed sanitary sewer mains and manholes, storm sewer mains, manholes, inlets and culverts, in addition to the location of existing or proposed water mains and fire hydrants. This data may be shown on the final plan.
F. 
Restrictions required by the Township which will run with the land and become covenants in the deeds of lands shown on the drawing, subject to the approval of the Township Solicitor.
G. 
All covenants running with the land governing the reservation and maintenance of dedicated or undedicated land or open space, subject to the approval of the Township Solicitor.
H. 
Where lot sizes or number of dwelling units are based on public water and/or public sewer facilities, assurance acceptable to the Board of Commissioners that such facilities will be installed. (Note Appendix for recommended forms.)
I. 
A grading plan showing proposed finished grades on the site.
J. 
A general landscaping plan, in the case of land development, showing the location, size and type of planting material to be installed on the site.
K. 
A conservation/erosion and sediment control plan.
L. 
Such certificates of approval by proper authorities as required by the Board of Commissioners, including certificates approving the water supply system and sanitary sewer system of the subdivision or land development.
M. 
An approved plan for location and type of streetlights to be installed if proposed.
N. 
An approved land planning module as required by the Pennsylvania Sewerage Facilities Act.
O. 
A statement of the type or types of structures to be erected, together with sketches of typical lot layouts indicating front, side and rear yards, and a summary table of the number of structures and dwelling units proposed.
P. 
Evidence that the plans are in conformity with zoning, building, sanitation and other applicable Township ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception has been officially authorized.
Q. 
One of the following for guaranteeing improvements:
(1) 
A certificate from the developer, signed by the Board of Commissioners, that all improvements, installations and as-built plans in the subdivision or land development required by this chapter have been made or installed in accordance with specifications; or
(2) 
A bond, certified check or other security, or guaranty satisfactory to the Board of Commissioners and the Township Solicitor, which shall:
(a) 
Be made payable to or inure to the benefit of the Township.
(b) 
Be in an amount determined by the Township to be sufficient to complete the improvements and installation and cost of preparing as-built plans in compliance with this chapter.
(c) 
In the case of a bond, it shall also:
[1] 
Be with surety satisfactory to the Township.
[2] 
Be in form, sufficiency and execution acceptable to the Township.
(d) 
The bond, certified check or other securities or guaranty shall specify the time for the completion of the required improvements. Such time shall be satisfactory to the Township. When the improvements have been completed and approved by the Township, the guaranty shall be released and returned. As the required improvements progress and are approved by the Township, a portion of the bond, moneys or other security commensurate with the cost of the improvement may be released and returned.
(e) 
In the event that cash or its equivalent is deposited as an improvement guaranty, it shall be held in an escrow fund.
R. 
Whenever a developer proposes to establish a street which is not offered for dedication to public use, the Board of Commissioners shall require the developer to submit a letter to the Township stating such fact. There shall also be a note placed on the plan to the effect that the street is not offered for dedication to the public use and an identification of the party or parties responsible for such maintenance.
The above requirements for preliminary and final plans and for supporting data may be modified by the Board as warranted by special circumstances.
[1]
Editor's Note: Former § 137-18, As-built plan, as amended, was repealed 12-19-2013 by Ord. No. 2013-10.
[1]
Editor's Note: Former § 137-19, Conservation/soil erosion and sedimentation control plan, was repealed 12-19-2013 by Ord. No. 2013-10.