Upon completion of public improvements (prior to acceptance of same by the Board of Supervisors in accordance with provisions set forth in Article
VI of this chapter), the subdivider or developer will furnish the Township with as-built plans for all utilities, roads, and stormwater management facilities. As-built plans for detention/retention basins and/or underground storage facilities utilized to control stormwater discharge must be prepared and submitted to the Township Engineer for review immediately upon completion of rough grading to verify required stage/storage capacity. As-built plans for these facilities must be reviewed for compliance with stormwater management plan design requirements prior to any additional site work. As-built plans shall contain information listed in Appendix D.
When the National Wetlands Inventory (NWI) Maps indicate wetlands on a site or when a site contains hydric soils (refer to §
140-6) or an area with a predominance of wetlands vegetation (refer to Appendix F), an on-site investigation shall be conducted to determine
if wetlands are present on the site. A landowner or an applicant shall
use one of the following methods to delineate wetlands:
A. Wetland boundaries shall be delineated through an
on-site assessment which shall be conducted by a professional soil
scientist or others of demonstrated qualifications. Such a person
shall certify that the methods used correctly reflect currently accepted
technical concepts, including the presence of wetlands vegetation,
hydric soils and/or hydrologic indicators. A study shall be submitted
with sufficient detail to allow a thorough review by the municipality.
The study must be approved by the governing body.
B. A wetlands delineation validated by the U.S. Army Corps of Engineers. In the event that a wetlands delineation validated by the U.S. Army Corps of Engineers is shown to vary from a wetlands boundary derived from Subsection
A above, the Corps delineation shall govern.
[Added 1-26-2009 by Ord.
No. 2009-4]
A. Applicants for zoning Use B1A, Conservation Management Design subdivision
wherein six or more lots are proposed shall submit an Existing Resources
and Site Analysis Plan (ERSAP) prepared in accordance with the requirements
contained in this section. The purpose of this submission is to familiarize
officials with existing features and conditions on the applicant's
property and within its immediate vicinity and to provide a complete
and factual reference of the site.
(1)
Applicability. All applicants for preliminary or final subdivision
proposing Use B1A, Conservation Management Design, wherein six or
more lots are proposed, shall submit an ERSAP. It is recommended that
this information be provided with presubmission sketch plans. No preliminary
or final plan will be accepted by the Township which does not include
an ERSAP.
(2)
Review by the Township. The first item to be discussed when
the plan reaches Township Boards and Commissions shall be the ERSAP.
No discussion of a preliminary plan shall occur until the applicant
has provided a satisfactory ERSAP meeting all requirements. The purpose
of an ERSAP is to ensure that the proposed development occurs in a
manner that respects the natural environment and that the applicant
and Township have a solid understanding of the natural conditions
of the development site, as well as conditions around the site.
B. ERSAP contents. The ERSAP submission shall include the following:
(2)
Existing resources inventory. A comprehensive analysis of existing
conditions on the proposed development site and areas within 100 feet,
showing:
(a)
Soils. Soil types within the site, based on maps contained in
the Soil Survey of Bucks County, Pennsylvania, United States Department
of Agriculture, as last revised. The soil classifications and boundary
lines of all soils located on the tract shall be shown with reference
to an alluvial soils, hydric soils, and floodplain soils boundary.
Soil descriptions for all soil types shall be provided. Any building
or septic system restrictions due to wet soils, seasonably high water
table or other restrictions shall be noted on the plan and considered
in the site layout. Hydrologic soil groups shall be noted.
(b)
Topography. Contour lines measured at vertical intervals of
two feet. Such slopes shall be determined by an on-site survey, not
interpolation of USGS maps.
(c)
Slope areas. Areas to be shown graphically. The amount of each
area in each slope category shall be shown numerically, with a calculation
of the amount of slope to be preserved and the amount and percentage
to be disturbed.
(d)
Ridge lines and watershed boundaries.
(e)
Floodplain areas or districts, including information on one-hundred-year
flood elevations. FEMA cross sections and elevations shall be utilized
to delineate floodplain boundary where detailed study information
is available. Where detailed study information is not available, one-hundred-year
flood elevations shall be calculated utilizing HEC I computations
to generate flow information and HEC II computations to calculate
water surface elevations. Structures, culverts, obstructions, bridges
or any other significant feature within 500 feet downstream of the
site shall be included within the study to account for potential backwater
effects. Basins, ponds, flood control facilities or any other significant
drainage facility within upstream tributary area shall be included
in the study. Use of TR-55 "Urban Hydrology for Small Watersheds,"
United States Department of Agriculture, Soil Conservation Service,
will be an acceptable alternate method for calculating one-hundred-year
flow rates. Use of other methods must be approved by the Township
Engineer.
(f)
Vegetative cover conditions on the property, including forest and woodland areas (as defined in §
140-6) and large trees standing alone (i.e., outside of forest or woodland areas measuring 12 inches diameter at four feet above natural grade).
(g)
Streams, watercourses, waters of the Commonwealth, waters of
the United States, lakes, ponds, springs, and all natural drainage
areas with an explanation of how site drainage works.
(h)
Wetlands based upon a wetland delineation prepared in accordance with §
140-23 of this chapter.
(k)
Existing buildings, structures, and roads.
(l)
Photographs of the site, including views of the proposed development
site from all abutting public roads.
(m)
Any Pennsylvania Natural Diversity Inventory sites.
(n)
Reference to any adjoining areas or properties preserved via
a recorded conservation or agricultural easement.
(o)
Orientation of site to sun for use of solar resources.
(p)
Any existing pedestrian or equestrian trails commonly used on
the property.
(q)
Aerial photograph of the site not more than five years old or
the most recent available from the Delaware Valley Regional Planning
Commission.
C. Four-step design process. Applicants shall use the following four-step
design process to assist in determining the most suitable approach
to development of the subject site. The layout of lots shall be designed
such that areas or features identified as being important in the ERSAP
or upon site visit are preserved and the areas of secondary importance
are used for development. The steps in the four-step design process
are as follows:
(1)
Step 1: Establishment of site context and delineation of resources
to be left undisturbed or incorporated into development plans, including
public amenities.
(a)
Proposed site resources and open areas to be left undisturbed
or specifically incorporated into development plans shall be identified
and described based on review and assessment of mapping and other
information included in the ERSAP, including woodlands, other significant
vegetation, slopes, wetlands, watercourses, etc. A site visit shall
be used to discuss and help determine those areas that should have
minimal or no disturbance.
(b)
Special design considerations relative to structural placement,
architecture, streetscape and landscape treatment, and site amenities
shall be identified.
(c)
The open and undisturbed areas identified at this stage of the
design process shall include consideration for stormwater management,
taking into account areas suitable for groundwater recharge and infiltration
wherever feasible.
(2)
Step 2: Location of structures and alignment of infrastructure:
buildings, streets, trails, utilities, and stormwater management.
(a)
Potential building area(s) and zones of land disturbance shall
be identified in a manner which provides for maximal conservation
of significant site resources designated in Step 1.
(b)
An access and circulation plan shall be designed to provide
pedestrian vehicular access to the development which reflects a logical
relationship to topographic conditions and neighboring properties,
and which minimizes further land disturbance or negative impacts to
resource protection objectives.
(c)
Locations and methods available for providing facilities for
water service, wastewater disposal, stormwater management, and other
utilities, as necessary, shall be defined and indicated.
(3)
Step 3: Preparation of schematic design, building, and conservation
plan.
(a)
Narrative and plans shall be provided as appropriate to indicate
the ways in which the applicant proposes development, as defined in
Step 2, in order to implement identified design objectives and respect
significant existing features of the land described in the ERSAP and
areas designated for nondisturbance in Step 1.
(b)
Proposed limits to land disturbance on the site, including limits
to grading and soil disturbance activities shall be identified.
(c)
Plan shall indicate how proposed limits of land disturbance comply with any applicable disturbance limitations included in Chapter
160, Zoning, in respect to natural resources.
(d)
Narrative and plans shall be submitted to demonstrate how existing
natural contours and vegetation will be respected.
(e)
Description of the manner in which stormwater will be captured
on-site for maximum infiltration shall be submitted. Areas best suited
for stormwater infiltration must be identified and selected for that
purpose, based on hydrologic soil groups and the stormwater management
requirements of this chapter.
(4)
Step 4: Drawing lot lines/defining ownership responsibilities.
Lot lines shall be drawn to delineate the boundaries of individual
lots and, in all cases, ownership responsibilities shall be defined
in a manner which affords implementation of the Schematic Design,
Building, and Conservation Plan defined in Step 3.
(5)
Documentation. Applicants shall be prepared to submit maps indicating
the findings of each step of the design process, if so requested by
Planning Commission or Board of Supervisors at the time of preliminary
and/or final plan application.
D. Site visit. After preparing the ERSAP, applicants shall arrange for
a site visit of the property by Township representatives and shall
distribute copies of the site analysis plan prior to the on-site meeting.
Township representatives may include one member of the Board of Supervisors,
one member of the Planning Commission, Township Manager, Assistant
Township Manager, Zoning Officer, Township Engineer, and Township
Planner. Applicants are encouraged to accompany the Township representatives.
The purpose of the visit is to familiarize officials with existing
conditions and special features on the site, to identify potential
design issues, and to provide an informal opportunity to discuss site
design concepts, including potential locations for proposed buildings
and street alignments, stormwater management concepts, and protection
of natural resources. Comments made by the Township representatives
or their staff and consultants shall be only advisory and are not
binding on either the Township or applicant. It shall be understood
by all parties that no formal recommendations can be offered, and
no official decisions can be made, at the site visit.
E. Post-visit conference. Following the site visit, the applicant shall
attend a Planning Commission meeting to discuss the findings of the
site visit and an understanding on the general approach for subdividing
the property.