[Amended 8-4-2010 by Ord.
No. 2010-03; 12-2-2015 by Ord. No. 2015-05; 10-2-2019 by Ord. No. 2019-04]
The optional sketch plan provides an opportunity for the applicant
to present a land use concept to the Township Supervisors and Planning
Commission and allows for a preliminary discussion of issues and possible
solutions to anticipated problems. Useful information for the sketch
plan includes:
B.
Environmentally sensitive areas, as derived from existing data, such
as light detecting and ranging (LiDAR) contour data, GIS maps, aerial
photography, web-based soils, wetlands, and floodplain maps, and other
digital mapping tools. The plan should include, but not be limited
to:
(1)
Steep slopes.
(2)
Floodplains, floodplain soils, flood hazard districts and associated
setbacks.
(3)
Wetlands and wetland buffers.
(4)
Existing stormwater management areas.
(5)
Riparian buffers.
(6)
Outstanding resource waters and associated buffers.
(7)
Plant communities (i.e., meadows, woodlands).
(8)
Significant trees standing alone.
C.
An aerial photograph with proposed property lines and rights-of-way
indicated.
D.
Zoning information, including but not limited to applicable district,
lot area and bulk regulations and proposed development data, such
as density, lot area, setbacks, coverage. For conservation subdivisions,
maximum density and minimum conservation land requirements.
E.
The sketch plan shall be prepared at the same scale as the existing features inventory, in accordance with § 320-18C. The sketch plan may be prepared as an overlay on top of the existing features inventory.
F.
Streets on and adjacent to the tract within 400 feet of the tract
boundary.
G.
General description of proposed method of water supply, sewage disposal
and stormwater management.
H.
A note on the sketch plan indicating that it is a schematic drawing,
not intended for construction purposes.
Ten copies of the preliminary plan shall be submitted to the Township Secretary per the requirements of Article III of this chapter. The plan shall show or be accompanied by the following information:
A.
Drafting requirements:
[Amended 10-2-2019 by Ord. No. 2019-04]
(1)
The scale shall be 50 feet or less to the inch, except that in a subdivision when parcels are over one acre in size, and in a land development when the total area of the development is over 25 acres, the scale may be 100 feet to the inch. However, the existing features inventory, as described in § 320-18C, and the proposed features sheets shall be at the same scale.
(2)
Dimensions shall be in feet and decimals, and bearings in degrees,
minutes and seconds.
(3)
The courses and distances of the boundary line survey of the entire
tract to be subdivided or developed shall not have an error of closure
greater than one part in 5,000.
(4)
The sheet or sheets shall be no smaller than 17 inches by 22 inches
and no larger than 34 inches by 44 inches. If more than one sheet
is necessary, each sheet shall be the same size and numbered to show
its relation to the total number of sheets in the plan.
(5)
Where there are two or more sheets, a key map at a scale sufficient
to show their relationship shall be furnished.
B.
Location, context, identification, and background:
[Amended 10-2-2019 by Ord. No. 2019-04]
(1)
A title block consisting of the name and address of the owner of
record, applicant and the registered engineer or surveyor.
(2)
Notarized signatures of owner(s) acknowledging his/her authorization
of the proposed subdivision or land development.
(3)
The name of the municipality, and subdivision or development.
(4)
The date, scale and north point.
(5)
The entire tract boundary with bearings and distances, including
location of existing tract monuments, natural or man-made.
(6)
Total acreage of the tract.
(7)
A key map relating the subdivision or development to at least three
existing intersections of Township roads.
(8)
Zoning requirements, or requirements of any other applicable Township
ordinance or resolution, on and adjacent to the land to be subdivided
or developed.
(9)
A context map, at a scale not less than one inch equals 200 feet
and showing the relationship of the property to natural and man-made
features within 1,000 feet of the site. The following features shall
be shown, on a map or imposed on an aerial photograph, and may be
taken from existing published sources:
(a)
Zoning district boundaries.
(b)
Existing property lines.
(c)
Topography.
(d)
Streams and watercourses.
(e)
Wetlands.
(f)
Woodlands over 1/4 acre in area, from aerial photographs.
(g)
Public roads, trails, utility easements, pipelines and rights
of way.
(h)
Public land and land protected under conservation easement.
C.
Existing features inventory plan.
[Amended 8-4-2010 by Ord.
No. 2010-03; 12-7-2011 by Ord. No. 2011-12; 1-7-2013 by Ord. No. 2013-01; 12-2-2015 by Ord. No. 2015-05; 6-7-2017 by Ord. No.
2017-05; 10-2-2019 by Ord. No. 2019-04]
(1)
Natural features. The following natural features shall be shown:
(a)
Topographic contours.
[1]
Contours and elevations shall be based on either LiDAR data,
or data of equivalent or greater accuracy, or from data produced by
a field site survey.
[2]
Contours shall be shown at vertical intervals not greater than
two feet.
[3]
Steep slopes shall be delineated and highlighted on the contour
plan sheet.
[4]
For a field site survey, Township elevations shall be based
on the Township sanitary sewer system datum, and/or the 1929 mean
sea level datum. Sewer system datum concerning location and elevation
is available to all engineers and surveyors upon request to the Valley
Forge Sewer Authority.
[5]
In no case shall the distance between contour lines exceed 100
feet horizontally.
(b)
Soil types and their boundaries, based on the maps contained
in the most recent Natural Resources Conservation District soil survey
mapping.
(c)
For any parcel that contains hydric soils or soils with hydric inclusions, a wetland study, conducted by a certified professional wetland scientist, shall be submitted according to the requirements contained in § 320-39C(4) of this chapter. Any wetlands and associated wetland buffers identified in such a study shall be depicted on the plan.
(d)
Vegetative cover conditions on the property according to general
cover type, including cultivated land, meadow, lawn, pasture, hedgerow,
woodlands, wetland and specimen trees. Vegetative types shall be described
by plant community, relative age and condition. The location of existing
individual trees, tree clusters and their associated vegetation layers
and other vegetation, to include the actual canopy line of existing
trees and woodlands. Before submittal to the Township Supervisors,
this information shall be reviewed by a certified arborist or other
similarly qualified professional, approved by the Township Supervisors.
(f)
When percolation tests are required the location of the test
holes and the results of all the tests shall be indicated. Soil testing
shall be performed by a certified professional soil scientist.
(g)
Identification of any adjacent road segment identified as a
scenic collector road or scenic local road or containing a scenic
vista on the Scenic, Historic, and Cultural Resources Map (Map 5,
page 49) in Schuylkill Township's Open Space, Recreation, and
Environmental Resources Plan of 1992, as amended.
(h)
Any portion(s) of the parcel identified as a PNDI (Pennsylvania
Natural Diversity Inventory) site.
(i)
Any watercourse(s), (as defined by the Pennsylvania Department
of Environmental Protection) and their associated buffers, on the
site.
(2)
A composite drawing showing all developable area on the tract and
calculating the total area of that developable area.
(3)
Man-made features.
(a)
Both within the subject property and within 400 feet of the
subject property, the following shall be shown:
[1]
Location, names, widths and other dimensions, including center
line courses, distances, and curve data, paving widths, curblines,
right-of-way and curbline radii at intersections and street location
tie-ins by courses and distances to the nearest intersection, of existing
streets and alleys, as well as ultimate rights-of-way.
[3]
Ownership of adjoining properties.
(b)
Location and character of existing buildings. If any existing buildings are nonconforming buildings per the requirements of Chapter 370, Zoning, such nonconformity shall be noted on the plan.
(c)
Location of active and abandoned mines or quarries.
(d)
Buildings, sites, structures, and objects classified as historic
resources as defined by this chapter.
D.
Proposed features.
[Amended 8-4-2010 by Ord.
No. 2010-03; 12-7-2011 by Ord. No. 2011-12; 1-7-2013 by Ord. No. 2013-01; 6-7-2017 by Ord. No. 2017-05; 10-2-2019 by Ord. No. 2019-04]
(1)
The layout of streets, alleys and crosswalks, including names, tentative
grades, and widths of cartways and their ultimate rights-of-way.
(2)
Statements on the plan shall show:
(a)
The number of acres being subdivided or developed;
(b)
The number of lots or units;
(c)
The type of buildings;
(d)
Architectural character of buildings;
(e)
Lineal feet of new streets, lineal feet of streets to be widened
and the number of acres being dedicated for public use.
(f)
In the case of a conservation subdivision, the number of acres
preserved as permanently protected conservation land.
(3)
The layout and dimensions of all lots, existing and proposed, and
any zoning nonconformance that are proposed to remain.
(4)
Calculations showing the developable area of each proposed lot.
(5)
All covenants relating to use, including all existing and proposed
easements and rights-of-way.
(6)
Man-made features.
(7)
Type of dwelling(s), if applicable.
(8)
Density and/or intensity of use.
(9)
Coverage of each lot.
(10)
Use of the development.
(11)
Location and placement of accessory structures and facilities.
(12)
Locations and descriptions of on-lot sewage disposal facilities.
(14)
Identification of any land to be dedicated for public use.
(15)
Proposed changes in vegetation, including:
(a)
The location of all vegetation which is to be preserved, including
individual trees, tree clusters and their associated vegetative layers,
and noteworthy trees, as well as the boundaries of their tree protection
zone(s).
(b)
Any disturbance of steep slopes, wetlands, wetland margins,
riparian buffers, outstanding resource buffers or areas designated
for preservation of existing vegetation shall be discussed and rationale
given for why disturbance of these areas is necessary.
(c)
The locations of proposed grading and other earth disturbances
as they relate to a tree protection zone.
(16)
A grading, excavation, erosion, and sedimentation control plan shall be submitted, per the requirements of § 320-38C(7), to include:
(a)
Identification of all areas where land disturbance is proposed.
(b)
Any disturbance of steep slopes, wetland areas, wetland margins,
or areas designated for preservation of existing vegetation shall
be discussed and rationale given for why disturbance of these areas
is necessary.
(c)
A detailed discussion of construction-related erosion and sedimentation
control measures, including phasing of proposed measures relative
to phasing of construction.
(17)
All building setback lines, with distances from the ultimate
right-of-way line.
(18)
Indication of any lots or areas in which a use of other than
residential is intended.
(19)
For proposals using lot averaging, a listing of all lot sizes
and the average lot size for the development shall be shown.
(20)
Where there are existing buildings located on the land being
subdivided or developed, the buildings that are to be demolished shall
be indicated.
(21)
Tentative cross-section and center-line profiles for each proposed
or widened street shall be shown on the preliminary plan, including
profile for proposed sanitary sewers and storm drains, showing manholes,
inlets, and catch basins.
(22)
Preliminary design of any bridges, culverts or other structures
and appurtenances which may be required shall be shown on the preliminary
plan.
(23)
An environmental impact assessment, according to the following
requirements:
(a)
Purpose. In order to more effectively evaluate subdivision and/or land development proposals, the applicant shall disclose the environmental consequences of such proposals through the submission of an environmental impact assessment (EIA). The EIA is intended to provide the Township Supervisors with information adequate to evaluate potential adverse impacts of the proposal and the proposed mitigation of adverse impacts. The EIA will help determine whether the overall objectives of Chapter 370, Zoning, the Schuylkill Township Comprehensive Plan and the Schuylkill Open Space, Recreation and Environmental Resources Plans are met. The EIA is also intended to address the environmental protection objectives set forth in the Pennsylvania Municipalities Planning Code (MPC) and Article I, Section 27 of the Constitution of the Commonwealth of Pennsylvania.
(b)
Applicability. An EIA shall be prepared for:
[1]
Any subdivision of more than 10 lots;
[2]
Any land development that would result in more than 10,000 square
feet of nonresidential floor space or more than five residential units;
[3]
Any subdivision or land development proposed on a parcel that consists of less than 60% developable area, as defined in Article II; or
[4]
Any subdivision or land development which, in the opinion of
the Township Engineer and Township Supervisors, may have a significant
adverse impact on the project site or immediately surrounding area.
(c)
Contents and scope of the EIA. The EIA shall contain text, tables,
maps, and analyses which document the existing resources of the subject
site and the predicted impacts associated with the proposed subdivision
and/or land development. It is recommended that information contained
in the Schuylkill Township Comprehensive Plan and the Open Space,
Recreation, and Environmental Resources Plan be utilized. Additionally,
because the information presented in those plans was developed for
Township-wide rather than site-specific purposes, the applicant is
encouraged to supplement or update that information as appropriate
with any published reports, studies, or natural resource data as may
be available, or with original, site-specific investigations. Prior
to preparing the EIA, the applicant is strongly encouraged to meet
informally with the EAC and the Planning Commission to discuss the
appropriate level of detail for the EIA for a particular project.
The contents of the EIA shall follow the format specified below.
[1]
Description of existing conditions. The applicant shall identify
all of the following natural resources and features, as applicable,
on the subject property. If a particular resource or feature is not
applicable to a given property, it should be so stated.
[a]
Geological resources. The geological characteristics
of the property shall be presented on a map and described. Such characteristics
include the location and boundaries of rock formations at, or having
direct influence on, the property, as well as unique features such
as faults and/or fractures.
[b]
Slopes. The topographical characteristics of the property shall be presented on a map [as required in § 320-18C(1)(a)] and described. In addition to the requirements of § 320-18C(1)(a), areas of slopes in each of the following ranges shall be highlighted: 0% to 15%, 15% to 25%, and steeper than 25%.
[c]
Soils. The soil characteristics of the property shall be presented on a map [as required in § 320-18C(1)(b)] and described. Beyond the requirements of § 320-18C(1)(b), such characteristics shall include a description and mapping of all soil types and shall include a table identifying pertinent soil characteristics such as: depth to bedrock, depth to seasonal high water table, flood hazard potential, limitations for on-site wastewater disposal or land application of wastewater (if applicable), drainage classification, classification as to whether hydric or potentially containing hydric inclusions, and classification as to prime farmland or farmland of statewide importance. Information from the USDA-SCS Soil Survey of Chester and Delaware Counties, at minimum, shall be presented.
[d]
Water resources. The hydrological characteristics
of the property shall be presented on a map and described. Such characteristics
include surface water features, their direction of flow, watershed
(drainage area) boundaries, and groundwater resources. Surface water
resources include streams, creeks, runs, springs, and any other permanent
or intermittent drainageways; ponds, lakes, or other natural bodies
of water; and any man-made impoundments. Groundwater resources include
features such as aquifers and aquifer recharge areas. Where rivers,
streams, creeks, runs or other linear waterways are shown, trees and
other vegetation within 50 feet of the waterway shall be shown on
the same map.
[e]
Vegetation. The existing vegetation and land cover
characteristics of the property shall be presented on a map and described.
The locations and boundaries of the woodland and forest areas of the
property shall be identified according to their dominant species types.
In addition, all noteworthy trees shall be identified. The locations
and boundaries of other vegetation associations, such as cultivated
areas, pasture, meadows, old fields, and scrubland, also shall be
identified. The generalized vegetation and cover types on areas immediately
adjacent to subject property also shall be identified; the level of
detail for adjacent areas may be less than for the subject property.
[f]
Wildlife. The known or potential use of the property by wildlife shall be identified. The suitability of the property as habitat for, and the known use of the site by, terrestrial or aquatic species shall be described. Any PNDI sites listed for the property shall be identified, per the requirements of § 320-18C(1)(h).
[g]
Wetlands. Existing wetlands and wetland margins on the property shall be identified and confirmed in accordance with the procedures outlined in §§ 320-39C(4) and 320-18C(1)(c).
[h]
Floodplains. The limits of the existing floodways and one-hundred-year floodplains on the site, according to the latest FEMA maps, shall be mapped per the requirements of § 320-18C(1)(e).
[i]
Visual resources and aesthetics. The visual resources
and scenic roads on or adjacent to the property shall be presented
on a map and described. Such characteristics shall include areas which
have a particular amenity value and areas which offer interest in
viewing the property.
[j]
Land use. The land use conditions and characteristics
of the site and adjacent parcels shall be presented on a map and described.
Categories of land use shall include: paved or other impervious surfaces,
lawns and other landscaped areas, croplands, pastures, woodlands,
old fields, barren areas, easements, rights-of-way, and trails. The
land use map may be combined with the vegetation map [see Subsection
D(24)(c)(1)[e] above] if appropriate. The generalized land uses on
areas immediately adjacent to the subject property also shall be identified.
[2]
Description of proposal and assessment of impacts. The nature
and purpose of the proposed subdivision or land development shall
be described. An impact assessment of all potential adverse effects
of the proposal on on-site and off-site (e.g., downstream) natural
resources and features shall be prepared. The proposal shall be described
in terms of the scale and/or magnitude of effects that it will have
on each of the natural resources and features identified in Subsection
D(24)(c)(1)[a] through [j] above. At a minimum, the impact assessment
shall identify the following:
[a]
The location and acreage of each natural resource
and feature [in Subsection D(24)(c)(1)[a] through [j] above] that
will be disturbed directly by the proposal, and a description of the
nature of the disturbance.
[b]
The location and acreage of each natural resource
and feature [in Subsection D(24)(c)(1)[a] through [j] above] that
will be disturbed indirectly by the proposal, and a description of
the nature of the disturbance.
[c]
The nature of any effects on each resource and
feature [in Subsection D(24)(c)(1)[a] through [j] above] as to whether
it is beneficial, adverse, or neutral.
[d]
The magnitude, degree, or significance of any adverse
effects identified, relative both to the resources of the site and
to the resources of Schuylkill Township.
[e]
The temporal nature of each adverse effect, as
to whether it is temporary or permanent, short term or long term.
[f]
The extent to which the subject proposal, in conjunction
with other existing or proposed projects, may result in cumulative
adverse effects on the natural resources and features of the property
or in Schuylkill Township.
[3]
Alternatives. Alternatives that would preclude, reduce or lessen
potential adverse impacts or produce beneficial effects shall be discussed.
Alternatives to the proposed subdivision and/or land development that
were considered but rejected shall be discussed, and the reasons for
their being rejected shall be given. The discussion shall address
alternatives such as: revised location; redesign, layout, or siting
of buildings, roads, and other structures; alternate methods for sewage
disposal, water supply, and stormwater management; reduction in the
number or size of proposed lots or structures.
[4]
Measures to mitigate adverse effects. For adverse effects which
cannot be avoided by alternative design or method, the types of remedial,
protective, or mitigative measures that will be implemented shall
be identified and discussed. Such mitigation measures include those
required through existing procedures; regulations, and standards,
and those unique to a specific proposal.
[a]
Mitigation measures which pertain to existing procedures,
regulations, and standards are those related to current requirements
of federal, state, county, and/or Township agencies for remedial or
protective action such as: sedimentation and erosion control, stormwater
runoff control, water quality control, creation of compensatory wetlands,
air quality control, and the like.
[b]
Mitigation measures which may be unique to a specific
subdivision and/or land development proposal include additional efforts
to minimize adverse effects, such as: revegetation; screening; fencing;
emission control; traffic control; noise control; reduction in number
or size of lots, buildings, or other structures; land acquisitions
or donations; and the like.
[5]
List and qualifications of preparers. The names, addresses,
telephone numbers, and qualifications of persons directly responsible
for the preparation of the environmental impact assessment.
(d)
Scope of environmental impact assessment. The applicant is strongly
encouraged to use the sketch plan process to receive input from the
Township Supervisors, Township Planning Commission, and other officials,
in determining the significant natural features of the site, significant
impacts, potential mitigating measures, and alternative development
scenarios to be discussed in the environmental impact assessment.
(24)
Transportation impact analysis.
(a)
Applicability. A transportation impact analysis shall be prepared
for any subdivision or land development proposal that will result
in the development generating 100 new peak hour vehicle trips, according
to the most recent trip generation standards of the Institute of Transportation
Engineers. In addition, a transportation impact analysis may be required
if the Township Engineer and Township Supervisors find that current
transportation conditions exist in the area, such as a high-accident
location, inadequate intersection geometry, or a congested intersection,
which directly affect the proposed development and which would be
further exacerbated by the development in the absence of improvements.
(b)
Requirements. The transportation impact analysis shall include
the following elements and be prepared to the following requirements:
[1]
Preparation requirements. All transportation analyses shall
be prepared by or under the supervision of qualified transportation
engineers with specific training and experience in the preparation
of transportation analyses for proposed developments.
[2]
Study area. The transportation impact analysis study area shall
be determined by the characteristics of the surrounding area. The
intersections to be studied shall be mutually agreed upon between
the Township Engineer and the transportation engineer preparing the
analysis. Generally, intersections to be included in the analysis
shall be adjacent to the site or shall directly affect access to the
site, and shall include such intersections within one-quarter mile
of the site.
[3]
Horizon year. Traffic forecasts shall be prepared for the anticipated
year ("horizon year") of the development's completion, under
conditions of expected occupancy and buildout.
[4]
Background traffic. Background traffic volumes shall be established
for roads and intersections within the transportation impact analysis
study area for the horizon year, based on current traffic counts and
an annual growth factor to be agreed upon between the Township Engineer,
the transportation engineer preparing the analysis, and the PennDOT
District Traffic Engineer.
[5]
Non-site-generated traffic estimates. Horizon year traffic estimates
shall be made of all non site-generated traffic and traffic generated
by all other developments within the study area, for which preliminary
or final approvals have been issued. This traffic is incremental to
the background growth in traffic.
[6]
Trip generation calculation. The transportation impact analysis
shall identify the categories and quantities of land uses that are
proposed in the development, together with their corresponding trip
generation rates and the resulting number of trips that are to be
generated. Trip generation rates shall be referenced from the latest
edition of the Institute of Transportation Engineers (ITE) Trip Generation
Manual from a local analysis of actual conditions at a similar development,
or from another source acceptable to the Township Engineer. All sources
shall be cited in the analysis. Unusual or special trip rates generated
by uncommon land uses shall be explained in the analysis.
[7]
Consideration of pass-by and shared-use trips. Pass-by trips
or shared trips (i.e., when vehicles which are already using the roadway
are attracted to the site) shall be calculated and accounted for using
ITE standards, or studies and interviews at similar land uses may
be required to substantiate the anticipated effects, as acceptable
to the Township Engineer.
[8]
Determination of influence area. Prior to the distribution of
site-generated trips for nonresidential developments, an influence
area shall be defined which contains not less than 80% of the trip
ends that will be attracted to the development. The influence area
can be determined by the use of usual and customary studies or documented
material, and which are acceptable to the Township Engineer. The influence
area may also be based on a reasonable maximum convenient travel time
to the site, or by delineating area boundaries based on locations
of competing developments.
[9]
Estimates of trip distribution. Trip distribution may be estimated
by an ITE-endorsed method acceptable to the Township Engineer. A multiuse
development may require more than one distribution and coinciding
assignments for each phase of completion. Consideration shall also
be given to whether inbound and outbound trips will have similar distributions.
[10]
Trip assignments. Assignments shall be made considering
logical routings, available roadway capacities, left turns at critical
intersections, and projected travel times. Multiple paths between
origins and destinations may be necessary to reflect realistic estimates,
rather than assigning the routes with the shortest travel times. Multiple
pathways shall be assigned to projects with multiple access points
or with internal roads. Pass-by trip assignment shall consider the
rerouting of existing traffic.
[11]
Capacity analysis.
[a]
A capacity analysis shall be performed at each
of the major street and project site intersections within the analysis
area. In addition, capacity analyses shall be completed for those
roadway segments within the study area that are determined by the
Township Engineer to be sensitive to site traffic. These may include
such segments as internal site roadways, parking facility access points,
and for vehicles queuing off- and on-site. Studies of other locations
may be required by the Township Engineer.
[b]
The recommended level-of-service analyses procedures
in the most recent edition of the Institute of Transportation Engineers
Highway Capacity Manual shall be followed. For purposes of the analysis,
the overall level-of-service ratings of A, B, C and D shall be considered
acceptable for signalized intersections, and levels E and F considered
unacceptable.
[12]
Level of service calculations. The recommendations
of the traffic study shall be oriented towards the provision of safe
and efficient movement of traffic to, from, within, and past the proposed
development, while minimizing the impact on non-site trips. Levels
of service should not degrade below D if they are D or better prior
to development and should not be allowed to degrade further if they
are already at E or F prior to development.
[13]
Safety. The traffic study shall include an analysis
of existing accident data in the study area, an identification of
potentially hazardous road or intersection configurations, and an
explanation of the anticipated impact from the proposed development
on these locations.
(c)
Documentation required. The transportation impact analysis shall
document the purpose, procedures, findings, conclusions, and recommendations
of the study.
[1]
Required documentation. The following documentation shall be
provided at a minimum:
[a]
Study purpose and objectives.
[b]
Description of the site and the study area.
[c]
Existing conditions in the study area.
[d]
Recorded or approved nearby developments.
[e]
Trip generation, distribution, and modal split.
[f]
Horizon year trip volumes on roadways in the study
area.
[g]
Assessment of any change in roadway operating conditions
resulting from the development traffic.
[h]
Recommendations for site access and transportation
improvements needed to maintain traffic flow to, from, within, and
past the site at an acceptable and safe level of service.
[2]
Sequence of analysis. The analysis shall be presented in a logical
sequence. It shall follow a step-by-step process through the study's
various stages and its conclusions and recommendations.
[3]
Time frame for improvements. The recommendations shall specify
the period within which the improvements should be made, in relation
to the various stages of the development's construction, and
any monitoring of operating conditions and improvements that may be
required.
[4]
Data presentation. Data shall be presented in the form of tables,
graphs, maps, and diagrams whenever possible for clarity and ease
of understanding and review.
[5]
Executive summary. An executive summary of one or two pages
shall be provided, which concisely reviews the basic purpose, conclusions,
and recommendations.
[6]
Unusual situations. Unusual or complicated situations may require
the use of expanded studies or reviews that involve analyses that
extend beyond the minimal requirements in this section.
(25)
Historic resource impact study. Documentation in the form of an historic resource impact study shall be required as part of the preliminary plan submission in accordance with § 370-57 of the Zoning Ordinance.
(a)
Where required, the historic resource impact study shall be prepared
and submitted by the applicant in accordance with the terms of this
section and shall be reviewed by the Historical Commission. Where
the Historical Commission requires consultation from a professional
with expertise in historic preservation, the cost of the consultant
shall be paid by the applicant.
(b)
The historic resource impact study shall contain the following information
unless the Historical Commission determines that the study, or certain
elements thereof, are not pertinent to the application under review,
in which case the applicant shall not be required to submit the study
or those specific sections. This determination, however, shall not
preclude the Planning Commission or Board of Supervisors from requiring
additional information as deemed necessary during the plan review
process.
[1]
Contextual information.
[a]
If not otherwise provided by the applicant, a plan showing existing
site conditions, including structures, topography, watercourses, vegetation,
historic landscape features (e.g., walls, ruins), landscaping, existing
drives, and known or potential archaeological sites.
[b]
General description, classification, and significance (in terms
of the criteria used for listing a resource in the National Register
of Historic Places) of all historic resources, as defined by this
chapter.
[c]
Black and white or color five-inch-by-seven-inch photographs
to show every historic resource identified.
[d]
Narrative description of the historical development of the subject
tract.
[e]
Where deemed applicable and appropriate by the Historical Commission,
an archaeological assessment in accordance with the following:
[i]
Any use permitted under the terms of Chapter 370, Zoning, that involves lands identified by the Pennsylvania Historical and Museum Commission (PHMC) as containing a known or possible site of archaeological significance, and which may involve disturbance to possible locations of archaeological resources, shall require the preparation of a statement by an archaeologist, with qualifications deemed acceptable by the Township, which includes the following information:
[A]
A Phase 1 survey of archaeological resources conducted
on the site and its findings, as required by the PHMC. The survey
shall be conducted only after notification of the PHMC and undertaken
in a manner specifically prescribed by the PHMC.
[B]
If construction is to occur on the site, the applicant
shall provide a description of the methods that shall be used to prevent
the disturbance of archaeologically significant areas during and following
construction, to prevent grading of archaeologically significant areas,
and a discussion of any provisions used to orient activities away
from archaeologically significant areas.
[C]
A plan for the ultimate disposition of any archaeologically
significant artifacts to be found on the site.
[ii]
The archaeological assessment shall be submitted to the Zoning
Officer, who shall review the statement and determine, within 10 days
of submission, whether all information required by this subsection
has been submitted. A complete archaeological assessment shall then
be provided to the Historical Commission for its review and recommendation
to the Township Planning Commission.
[2]
Proposed change.
[a]
General description and site plan of the project, including
a timetable or phases.
[b]
Description of the potential impact on each historic resource
identified, with regard to architectural integrity, historic setting,
and future use.
[c]
General description of the anticipated effect of noise, vehicular
and pedestrian traffic, and other impacts, including light pollution,
generated by the proposed change on any historic resource identified.
(c)
Mitigation measures. Recommendations shall be made for mitigating the project's impact on identified historic resources, including design alternatives; moving the historic resource; reconstruction of the historic resource; Historic American Buildings Survey (HABS), Historic American Engineering Record (HAER), or Pennsylvania State Recordation requirements; buffering, landscaping, or conservation of existing vegetation; and any other appropriate measures permitted under the terms of this chapter and Chapter 370, Zoning.
(d)
The Historical Commission shall review the historic resource impact
study and shall provide a written report, including findings, conclusions,
and any recommended modification to the proposed activity that it
deems appropriate, to the Township Planning Commission.
(26)
Four-step design process for Conservation Overlay District subdivisions. Preliminary plans for conservation subdivisions shall include documentation of the four-step design process set forth in § 320-40.1, used in determining the layout of conservation land, dwelling units, streets, stormwater management facilities and lot lines. When requested by the Planning Commission, the applicant shall submit four separate sheets indicating the delineation of each step of the design process.
(27)
Preliminary conservation easement or deed restriction documents.
(28)
Preliminary conservation land ownership and management plan.
For applicants for conservation subdivision, using the preliminary
plan as a base map, the boundaries, acreage and proposed ownership
of all proposed conservation land shall be shown, including a plan
containing the following information:
(a)
Proposed ownership, use restrictions, limitations on buildings
and improvements:
[1]
Necessary regular and periodic operation and maintenance tasks
and responsibilities for the various forms of conservation land (i.e.,
meadow, pasture, cropland, woodlands, lawns, playing fields and other
conservation land elements) including mowing, control of invasive
species, etc.
[2]
Estimate of staffing needs, insurance requirements, and associated
costs, and defining the means for funding the maintenance of the conservation
land on an on-going basis. Such funding plan shall include the means
for funding long-term capital improvements as well as regular yearly
operating, maintenance and capital reserve costs.
(b)
At the Township's discretion, the applicant may be required to escrow sufficient funds for the maintenance of conservation land for up to 18 months in accordance with the applicable provision of Article VII of this chapter.
(c)
Changes to the management plan shall require approval by the
Township Board of Supervisors.
(29)
Preliminary landscape plan. For subdivisions and land developments
in the Conservation Overlay District:
(a)
The applicant shall submit a master landscape plan showing all
areas of the conservation subdivision, including conservation land.
This plan shall be prepared by a landscape architect registered by
the Commonwealth of Pennsylvania. A signed and sealed plan shall be
submitted prior to final approval.
(b)
The landscape plan shall show the location of all proposed trees,
shrubs, perennials, groundcovers and other plantings.
(c)
The landscape plan shall show the location, species, approximate
size and approximate quantity of all existing vegetation to be preserved.
Fencing or other means of tree protection shall also be shown on the
plan.
(d)
The landscape plan shall include a schedule of all proposed
landscaping, providing the following information:
(e)
The landscape plan shall show all utilities, above or below
ground, in order to avoid conflicts between plantings and pipes, structures
or wires.
(f)
The landscape plan shall include notes stating the following:
[1]
That all landscaping shall be guaranteed for 18 months from
the time of acceptance by the municipality.
[2]
That the developer shall be required to post a performance bond
with Township to ensure that any tree that dies within the maintenance
period shall be replaced.
[3]
That all plant material shall be of satisfactory health, size
and condition in accordance with the standards set forth by the American
Nursery and Landscape Association in the most recent edition of the
American Standards for Nursery Stock.
[4]
That any proposed landscape plan modifications, including relocation
of proposed plant material or substitutions for size or species must
be submitted to the Township Engineer for approval prior to any changes
in the field.
(30)
Preliminary community association document, in accordance with
Zoning § 370-322A.2.
F.
In addition, the applicant shall submit in triplicate the required
Pennsylvania Department of Environmental Protection sewage planning
modules.
The final plan shall include the following information.
A.
Drafting requirements. The same requirements shall apply for a final
plan as for a preliminary plan. All lettering and lines shall be so
drawn as to be legible if the plan should be reduced to half size.
B.
Information to be shown. The final plan shall show all items as required
for a preliminary plan and:
(1)
Courses and distances sufficient for the legal description of all
the lines shown on the plan. The error of closure shall not be greater
than one part in 2,500.
(2)
Names of abutting owners; names, locations, widths, and other dimensions
of streets, including center line courses, distances, and curve data;
descriptive data of ultimate right-of-way lines not parallel with
or concentric with a center line; and location tie-ins by courses
and distances to the nearest intersection of all existing, planned
and approved streets, alleys, easements, recreational areas and other
public improvements, within the land to be subdivided or developed.
(3)
Evidence that the plans are in conformity with zoning, building,
sanitation and other applicable Schuylkill Township ordinances and
regulations. In any instance where such plans do not conform, evidence
shall be presented that an exception or variance has been officially
authorized.
(4)
Location, material, and size of all monuments with reference to them.
(5)
Building setback lines with distances from the ultimate right-of-way
lines.
(6)
Restrictions in the deed affecting the subdivision of the property,
or development of the property.
(7)
Location, size and species of all existing individual trees, tree clusters, noteworthy trees, and trees to be planted as per § 320-34, unless provided on a separate landscaping plan. Noteworthy trees that are proposed to be cut down shall be so designated on the plan.
(8)
Improvement construction plan.
(a)
Drafting requirements. The same requirements shall apply for
an improvement construction plan as for a preliminary plan, except
that the horizontal scale of the plan and profile shall be 40 feet
or 50 feet to the inch, and the vertical scale of the profile shall
be four, five, or 10 feet to the inch, whichever is most convenient.
(b)
Information to be shown. The plan shall contain sufficient information
to provide working plans for the construction of the proposed streets,
or any portion thereof, including all appurtenances, sewers, and utilities,
shown on the approved preliminary plan, from one existing or approved
street to another, or in the case of a cul-de-sac, to its turnaround
and shall include:
[1]
Horizontal plan. The horizontal plan shall show details of the
horizontal layout as follows:
[a]
Information shown on the preliminary plan pertaining
to the street to be constructed.
[b]
Limits of areas of construction or disturbance.
[c]
Stations corresponding to those shown on the profile.
[d]
Elevation of the curb at tangent points of horizontal
curves at street or alley intersections and at points approximately
10 feet apart on the curved curb.
[e]
Location and size of sanitary sewers and lateral
connections with distances between manholes of water, gas, electric
and other utility pipes or conduits, and of storm drains, inlets,
and manholes.
[f]
Location, type and size of curbs, and widths of
paving.
[g]
Location and species of street shade trees to be
planted and location and type of fire hydrants and streetlights.
[2]
Profile. The profile shall be a vertical section of the streets
and utilities with details of vertical alignment as follows:
[a]
Profiles and elevations of the existing and proposed
grades along the center lines of proposed streets.
[b]
Profiles of sanitary sewers, including present
and finished ground surfaces showing manhole locations with stations
beginning at the lowest manhole.
[c]
Profiles of storm drains showing manhole and inlet
locations.
(c)
Cross section. The cross section shall comply with Schuylkill
Township requirements and specifications as minimum requirements.
It shall show a typical cross section across the street or alley with
details of grading and constructions as follows:
[1]
Ultimate right-of-way width and the location and width of paving
within the ultimate right-of-way.
[2]
Type, depth and crown of paving.
[3]
Type and size of curb.
[4]
When sidewalks are required, grading of sidewalk area shall
be carried to the full width of the ultimate right-of-way and slopes
of cut or fill extended beyond the ultimate right-of-way.
[5]
Location, width, type and depth of sidewalks, when required.
[6]
Typical location, size and depths of sewers and utilities.
(9)
Final stormwater management plan. The stormwater management plan
shall include the following:
(a)
All stormwater management requirements as set forth for the
preliminary plan;
(b)
Plans and profiles of erosion and sedimentation controls, both temporary and permanent, including those contained in the required grading, excavation, erosion and sedimentation control plan per the requirements of § 320-38C(7);
(d)
Detailed rainfall runoff calculations;
(e)
Final ownership and maintenance provisions for all stormwater-related
facilities and a schedule of maintenance and inspection responsibilities;
and
(f)
Where the maintenance of stormwater management facilities and
systems is the responsibility of an individual lot owner or of a homeowners'
association, the terms of the maintenance agreement and a description
of the facilities and systems on the lot shall be set forth in perpetual
covenants or deed restrictions that are binding on the landowner's
successors in interest and shall be noted on the final plan.
(10)
As-built plan. An as-built plan shall be submitted and prepared
to the same requirements as the improvement construction plan. The
as-built plan may be an improvement construction plan, which is annotated
to reflect the actual dimensions and locations of the improvements,
and should include the locations of survey monuments.
C.
All lots shall be deeded to the edge of public ultimate rights-of-way
so that a single deed may be drawn when the Township accepts dedication
of the streets by the applicant.
[Amended 6-7-2017 by Ord.
No. 2017-05]
D.
Certificates. When approved, the final plan shall show:
(1)
The signature and seal of the licensed professional engineer or surveyor,
certifying the survey, that the monuments shown thereon exist as located,
and that all dimensional and geodetic data details are correct.
(2)
The signature of the applicant certifying his or her adoption of
the plan.
(3)
The signatures of a majority of the Township Supervisors certifying
approval of the plan on the date shown.
