[Ord. 95-4-18-2, 4/18/1995, § 5-1; as amended by Ord. 2005-02, 4/28/2005]
1.
An applicant shall submit to the Township copies of the preliminary
plan, the application, and the required reports or studies, along
with any required fees and escrows. The number of copies and the amount
of the fees and escrow shall be established by resolution of the Board
of Supervisors. The applicant is responsible for determining what
other agency approvals need to be obtained, as well as the filing
requirements of those agencies, and for obtaining those approvals.
2.
The Township shall review a preliminary plan submission against a
checklist for completeness. A submission is not complete and cannot
be accepted and processed by the Township until all of the required
copies, fees, and escrows have been submitted to the Township. Once
a complete submission is provided to the Township, the Township shall
supply the applicant with a receipt for the submission.
3.
The Township shall forward two copies of the properly submitted preliminary
plan and one copy of the application form to the Planning Commission.
5.
The Township Planning Commission shall:
A.
Review all applicable reports from the reviewing agencies, as well
as those from the Township Fire Marshal and Township Park and Recreation
Commission where applicable.
B.
Determine the preliminary plan meets the objectives and requirements of Chapter 27, Zoning, of the Township Code, this chapter, and other ordinances.
C.
Discuss the submission with the applicant.
D.
Recommend revisions so that the plan will conform to Township ordinances.
E.
Recommend approval or disapproval of the preliminary plan in a written
report which shall be made part of the minutes of the Planning Commission's
meetings and referred to the Board of Supervisors.
6.
The Board of Supervisors shall, within the ninety-day review period,
as set forth in the Pennsylvania Municipalities Planning Code:[1]
A.
Review the report of the Township Planning Commission and other reviewing
agencies.
B.
Determine whether the preliminary plan meets the objectives and requirements
of this chapter and other ordinances.
C.
Review the application with the applicant at a public meeting.
D.
Review the recommendations of the Department of Environmental Protection
and/or the Bucks County Department of Health and determine whether
the plan is in conformity with the Township's Sewage Facilities Plan.
E.
Approve or disapprove the preliminary plan.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
7.
The decision of the Board of Supervisors shall be in writing and
shall be communicated to the applicant personally or mailed to him
at the address provided by the applicant on the application form not
later than 15 days following the decision and within the ninety-day
review period established by the Municipalities Planning Code.
8.
If the preliminary plan is disapproved, the applicant may file a
revised preliminary plan with the clerk following the same submission
and review procedures required for the previous preliminary plan submission.
Fees for revised plans shall be charged and paid in accordance with
the regular fee schedule as if the plan were being filed for the first
time.
9.
Approval of the preliminary plan shall constitute approval of the
subdivision or land development as to the character and intensity,
but shall not constitute approval of the final plan or authorize the
sale of lots or construction of buildings. The Township may approve
plans subject to conditions which may require the consent of the applicant
in which event the applicant shall advise the Board of Supervisors
prior to the final vote by the Board of Supervisors on the plan as
to whether he accepts or rejects said conditions. If the applicant
intends to construct improvements prior to securing final plan approval,
all conditions must be met prior to beginning construction of the
improvements.
[Ord. 95-4-18-2, 4/18/1995, § 5-2; as amended by Ord. 00-7-18-2, 7/18/2000, § II; and by Ord. 2002-12, 8/29/2002, Art. I]
1.
Drafting Standards. The application shall comply with the following
drafting standards:
A.
Plan shall be drawn at a scale of not more than 50 feet to the inch.
[Amended by Ord. 2011-02, 5/3/2011]
B.
Dimensions shall be set in feet and decimal parts thereof and bearings
in degrees, minutes, and seconds.
C.
Each sheet shall be numbered and shall show its relationship to the
total number of sheets. Use of letters to denote new sheets (e.g.,
sheet 1 A of 4) shall not be permitted.
[Amended by Ord. 2011-02, 5/3/2011]
D.
Where any revision is made, or when the plan is a revision of a previously
approved plan, dotted lines shall be used to show features or locations
to be abandoned and solid lines to show the currently proposed features.
Notations of revisions shall be numbered and dated.
E.
The plan shall be so prepared and bear an adequate legend to indicate
clearly which features are existing and which are proposed.
F.
The boundary line of the subdivision shall be shown as a solid heavy
line.
G.
Preliminary plans shall be on sheets either 18 inches by 24 inches
or 24 inches by 36 inches. One set of the plan shall be submitted
on 11 inches by 17 inches sheets. All sheets shall be the same size.
All lettering shall be so drawn as to be legible when the plan is
reduced to 11 inches by 17 inches and shall be in conformance with
the Commonwealth of Pennsylvania Department of Transportation Manual
Part 3, “Highway Plans Preparation.”
[Amended by Ord. 2011-02, 5/3/2011]
H.
Enlarged
details of special features, intersections, drainage facilities, etc.,
shall be drawn at a scale of one inch equals 20 feet or one inch equals
10 feet.
[Added by Ord. 2011-02, 5/3/2011]
I.
Where
two or more sheets are required to show the entire tract, plans shall
indicate locations of match lines, and reduced scale key plans shall
be included to show how sheets correspond. A reduced scale plan of
the entire site at a scale greater than 50 feet to the inch may be
required in cases where it will facilitate the review process.
[Added by Ord. 2011-02, 5/3/2011]
2.
Site plan,
including a list of all drawings on the first sheet, showing or accompanied
by the following information:
[Amended by Ord. 2011-02, 5/3/2011]
A.
Name
of subdivision or land development and the Township application number
assigned to the plan.
B.
Name,
address, and telephone number of owner of record and applicant.
C.
Name
and address of all professionals who participated in preparing the
plan, including but not limited to the engineer, surveyor, architect,
landscape architect, soil scientist, environmental consultant, or
planner responsible for the plan.
D.
Tax parcel
number(s) and deed book with page number of the parcel(s) to be developed
or subdivided, including any deed restrictions to the property. A
copy of the current deed(s) for the tract, and any previously recorded
subdivision plan(s), shall be submitted with the plan application.
E.
Zoning
requirements, including:
(1)
Zoning districts and boundaries.
(2)
All applicable requirements of Chapter 27, Zoning, including density, lot size, yard requirements, open space requirements, impervious surface requirements, buffer requirements, and net buildable site area.
(4)
Any variances, conditional uses, or special exceptions granted.
(5)
Actual density, lot sizes, yards, open spaces, impervious surface
requirements, and net buildable site area proposed by the plan.
(6)
Resource protection requirements, including the area of each resource
found within the site, the maximum allowable disturbance to each resource,
and the proposed disturbance.
F.
Location
map showing the relation of the site to other parcels, streets, and
zoning districts within 1,000 feet of the site. Location map scale
shall be 800 feet to the inch.
G.
North
point for plan and location map.
H.
Written
and graphic scales for plan and location map.
I.
Site
area, base site area, number of proposed lots and/or dwelling units,
and gross floor area.
J.
Location
and type of all existing and proposed property monuments.
K.
Complete
outline survey of the property to be subdivided or developed, showing
all courses, distances, tie-ins to all adjacent intersections and
areas. Outline survey is to be field run.
L.
Boundaries
of all adjoining properties with Tax Map parcel number and names of
landowners.
M.
Existing
and proposed streets on and adjacent to the site with legal and future
rights-of-way and indicating proposed street names.
N.
Existing
buildings (and their uses), driveways, sewer lines, storm drains,
culverts, bridges, utility easements, quarries, railroads, wells,
and other significant man-made features within 200 feet of and within
the site (this includes properties across roadways). If significant
features exist further than 200 feet, the Planning Commission may
require their inclusion.
O.
Soil
types within the site based on maps contained in the "Soil Survey
of Bucks County, Pennsylvania, US Department of Agriculture, Natural
Resources Conservation Service, May 2004 update," or as amended. A
table shall indicate each soil type's limitations for community development.
P.
Contour
lines measured at maximum vertical intervals of two feet. Contour
lines shall be determined by on-site survey, not interpolation of
USGS mapping or use of LiDAR contours. Datum shall be the North American
Vertical Datum of 1988 (NAVD88). Location and elevation of the site
benchmark shall be noted.
[Amended by Ord. No. 2020-07, 11/10/2020]
Q.
One-hundred-year
return frequency floodplain areas and floodplain soils.
T.
Location
of any overhead and underground utility, power, or communication facilities,
including ownership and identification number, shall be shown.
U.
Where
wetlands or regulated waters have been delineated, the name of the
delineator, date of site survey, and reference to a delineation report
and/or jurisdictional determination accomplished by the US Army Corps
of Engineers shall be indicated on the plan.
V.
Statements
identifying existing and proposed method of sewer disposal and water
service. If public, name of agency providing service.
W.
Statements
regarding ownership and maintenance responsibilities of stormwater
management facilities, easements, open space areas, and streets.
X.
An aerial
photography plan, showing the area of the site and surrounding parcels,
roadways, and features within 200 feet of the site, drawn at a scale
consistent with that used for preparation of the site plan. Source
of aerial photography shall be referenced on the plan, and the most
recent date of aerial photography shall be used. Site layout shall
be superimposed on the aerial photography plan, to illustrate the
location of lot lines and site improvements relative to existing features
shown on the aerial photography plan.
[Added by Ord. 2012-05, 9/25/2012]
Y.
Statement establishing that the applicant has obtained approval of
the proposed CBUs and their respective locations from the District
Growth Management Coordinator of the United States Postal Service.
[Added by Ord. 2017-01, 5/9/2017]
3.
Site Plan. The proposed layout shall show all of the following:
A.
The layout of streets and alleys, including widths of cartways and
rights-of-way, and proposed names of streets and alleys.
[Amended by Ord. 2011-02, 5/3/2011]
B.
The layout and approximate dimensions, areas and uses of lots; building
setback lines, front, rear and side yard lines.
C.
The arrangements and use of buildings and parking areas in nonresidential
developments with all necessary dimensions and number of parking spaces.
Elevations and perspective sketches of proposed buildings are encouraged
for land developments and for residential development other than single-family
detached dwellings.
D.
Open space areas.
E.
Recreational facilities proposed.
F.
Rights-of-way and/or easements for all drainage, utilities or other
purposes.
G.
Sidewalks and pedestrian paths.
H.
Streetlights.
I.
Fire hydrants.
J.
Monuments.
K.
Proposed CBUs and location(s).
[Added by Ord. 2017-01, 5/9/2017]
5.
Sewage Disposal Information and Planning Modules.
A.
Planning Modules. In order to be deemed a complete application, any
application for preliminary subdivision or land development approval
must be accompanied by a duly completed Department of Environmental
Protection sewage facilities planning module application. Such planning
module shall also meet all the requirements contained in Title 25
Pa. Code Chapter 71, Subchapter D, "Official Plan Requirements for
Alternative Evaluations."
B.
Such application and planning module shall meet all the procedural
and content requirements of Title 25 Pa. Code §§ 71.52
and 71.53, including the requirement that they be accompanied by the
comments on the planning module of the Bucks County Health Department
and the Bucks County Planning Commission. Evidence that the sewage
facilities planning module has been before these agencies for 60 days
without comment shall be sufficient to satisfy this requirement.
7.
Type of water supply and sewage disposal facilities proposed with
required isolation distances shown.
8.
Landscape Plan. A plan showing required street trees, buffer plantings,
parking area landscaping, stormwater management facility plantings,
tree protection areas, and trees to be preserved during development;
proposed planting schedule, genus, species, sizes, and numbers of
plantings to satisfy street tree, bufferyard, parking area, and stormwater
management facility requirements.
[Amended by Ord. 2011-02, 5/3/2011]
9.
Cross sections and center-line profiles shall be provided for each
proposed street shown on the site plan.
10.
Open Space Use and Management Plan. Where open space is proposed
to be part of the subdivision or land development, the plans shall
indicate the proposed ownership of the open space, a description of
the land and soil characteristics of the proposed open space (woods,
fields, farmland, wetlands, floodplain, etc.), and a description of
the proposed use for the open space, including any proposed recreational
facilities.
11.
The preliminary plans shall show all information necessary to demonstrate
that the "Design Standards" in Part 9 are complied with. Any design
standards listed in Part 9 shall be addressed in the preliminary plan
submission.
13.
Grading plan, showing:
[Amended by Ord. 2011-02, 5/3/2011]
A.
Existing and proposed contours at a maximum vertical interval of
two feet. Where additional detail is necessary to describe locations
and elevations of high points and low points, spot elevations shall
be shown.
B.
Natural resources to be preserved and to be disturbed.
C.
First
floor elevation, garage floor elevation, and basement elevation of
all existing and proposed buildings.
D.
General
layout of storm sewer facilities, including grate elevations of storm
sewer inlets and rim elevations of manholes.
14.
All subdivision and land development applicants shall submit improvement
construction plans whenever any site improvement is planned or required.
Such plans shall be part of preliminary plan submissions for major
subdivision and land developments and may be incorporated on the final
plan for minor land development and minor subdivision applications
where required. Improvement construction plans shall consist of plan-profile
drawings of all proposed new streets, all existing streets proposed
to be widened or improved, all easements associated with improvement
construction and all proposed underground construction. Also included
shall be lot grading plans, a soil erosion and sedimentation control
plan in conformance with all applicable Pennsylvania Department of
Environmental Protection and U.S. Natural Resources Conservation Service
regulations and such additional drawings as required to detail the
construction of all proposed subdivisions and land developments. The
improvements construction plans shall be at any of the following scales:
[Amended by Ord. 2011-02, 5/3/2011]
|
Horizontal
|
Vertical
|
|---|---|
|
20 feet/inch
|
2 feet/inch
|
|
50 feet/inch
|
5 feet/inch
|
A.
Horizontal Plan (Streets). The horizontal plan shall show details
from the horizontal layout, including:
(1)
Center line of streets, with bearings, distances, curve data
and stations corresponding to the profile; horizontal sight distances
for intersections.
(2)
Right-of-way and curb lines with radii at intersections.
(3)
Beginning and end of proposed construction.
(4)
Tie-ins by course and distances to intersection of all public
roads and to include their names, roadway and right-of-way widths.
(5)
Location of all proposed property monuments with reference to
them.
(6)
Property lines and ownership of abutting properties.
(7)
Location and size of all drainage structures, sidewalks, public
utilities, lighting standards, and street name signs.
B.
Horizontal Plan (Storm Drains, Sanitary Sewers, and Water Service).
(1)
Location and size of line with stations corresponding to the
profile.
(2)
Location of manholes, inlets and valves which shall include
size, slope and length of lines and to include the elevation at the
top and invert of each manhole and inlet.
(3)
Property lines and ownership with details of easements where
required.
(4)
Beginning and end of proposed construction.
(5)
Location of laterals.
(6)
Location of all other drainage facilities and public utilities
in the vicinity of the storm and/or sanitary sewer and/or water lines.
(7)
Hydraulic design data for all culverts and/or bridge structures.
C.
Profile; Streets and All Cross-Country Storm Drains and Sanitary
Sewers.
(1)
Profile of existing ground surface along center line of street
and pipe; profiles along cul-de-sac curblines. All profiles shall
show high and low points and passing/stopping distances per PennDOT
requirements.
(2)
Proposed center line of street grades with percent of slope
on tangents and elevations at 50 feet intervals and all grade intersections.
(3)
Vertical curve data, including length, elevations at the beginning
and ending of the vertical curve, elevations at fifty-foot intervals,
and all grade intersections.
(4)
Profiles along existing streets for areas of cartway widening
shall include existing edge of road profile and bottom of curb profile.
D.
Cross Section (Streets).
(1)
Right-of-way width of paving.
(2)
Type, thickness and crown of paving.
(3)
Type and size of curb (if applicable).
(4)
Grading of sidewalk area (if applicable).
(5)
Grading of stormwater swale adjacent to roadway (if applicable).
(6)
Location, width, type and thickness of sidewalks.
(7)
Typical location of sewer and utilities (with sizes).
E.
Profile (Storm Drains and Sanitary Sewers).
(1)
Profile of existing ground surface with top and invert elevations
of manholes and/or inlets.
(2)
Typical location of sewers, storm drains and utilities with
sizes.
(3)
Detail of typical street cross sections.
(4)
Profile of storm drain or sewer showing type and size of pipe,
grade, cradle, manhole, and inlet locations, and elevations along
flow line at fifty-foot intervals.
15.
Lighting Plan. Any plan submission for a subdivision or land development
that includes outdoor lighting or for which outdoor lighting is required,
must include a separate sheet titled "Lighting Plan."
B.
The lighting plan must include the following items and shall show compliance with the applicable sections of Chapter 27, Zoning, of the Township Code:
(1)
Site plan, drawn to scale of one inch equal to 50 feet (maximum),
indicating the following:
(a)
The zoning district and use of the property.
(b)
The property lines of the property.
(c)
The zoning district(s) and uses of the adjoining properties.
(d)
Public roadways and right-of-ways on or adjoining the property.
(e)
The principal buildings and structures on the property.
(f)
The areas or elements to be illuminated on the property.
(g)
The proposed layout of the outdoor lighting installation on the property, including but not limited to all pole-mounted luminaries, bollard- or pedestal-mounted luminaries, canopy-mounted luminaries and luminaries mounted on the exterior of buildings and structures. Each luminary shall be identified by a type designation. [See Subsection 15B(3) below.]
(h)
The results of the lighting design superimposed on the site plan. This may be in the form of isofootcandle diagrams or isolux diagrams, drawn to scale with the value of contours labeled, or indicated with point-by-point values. In either case, the information presented shall be of sufficient quantity and detail to determine compliance with the requirements of this subsection and Chapter 27, Zoning, of the Township Code.
(j)
The proposed hours of operation of the lighting.
(k)
The maintenance schedule.
(2)
Required Lighting Design Information.
(a)
The total light loss factor(s) used in the calculations to determine
maintained illuminance values.
(b)
The maximum maintained illuminance value at grade within the
functional area being illuminated (in horizontal footcandles or horizontal
lux).
(c)
The average maintained illuminance value at grade of the functional
area being illuminated (in horizontal footcandles or horizontal lux).
(d)
The maximum maintained illuminance values at grade along all
property lines (in horizontal footcandles or horizontal lux).
(3)
Required Luminary Information.
(a)
A luminary (light fixture) schedule of all luminaries use for
the outdoor lighting installation. Each luminary type shall be indicated
by a type designation which correlates with those indicated on the
site plan. The luminary schedule may be indicated on the site plan
or submitted separately. The luminary schedule shall include the following
information for each luminary type: description of luminary, mounting
configuration and height, IES candlepower distribution classification
(cutoff, semicutoff, or noncutoff), IES lateral light distribution,
if applicable (Type I, Type II, Type III, Type IV or Type V), lamp
type, lamp wattage and lamp initial lumens.
(b)
Manufacturer's product data sheets (catalog cuts) for each luminary
type.
(c)
Manufacturer's photometric report (certified to IES standards)
for each luminary type. The photometric report shall clearly indicate
the cutoff classification of the luminary.
(4)
A visual impact plan that details the anticipated light coverage
and light spillage resulting from the proposed lighting plan and illustrates
the appropriate steps taken to mitigate light nuisance, light pollution,
and glare, both on the development site and on adjacent properties.
C.
Veracity of Design Submittal Information. The lighting design information
and luminary information submitted for approval shall correlate with
the actual lighting equipment installed in the field. Installation
of lighting equipment in the field, which is not the same as that
approved in the design submittal, is prohibited. Where the actual
lighting equipment is to be installed cannot be verified during the
design phase of a project (such as with a competitively bid, publicly
funded project), preliminary approvals may be obtained for the outdoor
lighting design based on performance specifications. Once the actual
equipment to be installed is determined, the design submittal requirements
of this subsection shall apply.
D.
Design Light Loss Factor(s) and Initial Illuminance Levels. For purposes
of enforcement, initial illuminance levels (measured at grade in horizontal
footcandles or horizontal lux), produced by outdoor lighting installations,
shall be maintained illuminance levels indicated by the approved design
submittal divided by the light loss factor (LLF) indicated by the
approved design submittal. To account for variations in illuminance
levels, the initial illuminance level may deviate upwards from the
approved design, including the light loss factor, by a factor of 10%.
[Ord. 95-4-18-2, 4/18/1995, § 5-3]
1.
A copy of all restrictions, covenants, etc., if any, under which
lots are to be sold.
3.
Traffic. The total number of trips per day and the morning and evening peak hour trips shall be stated in the application. This data shall be provided using the Institute for Transportation Engineers Trip Generation Handbook (latest edition). When required by Township ordinance, a traffic impact study prepared in accordance with the requirements of this chapter, as listed in Part 9 of this chapter, shall be submitted.
4.
A development schedule indicating the approximate date when construction
can be expected to begin and be completed.
[Ord. 95-4-18-2, 4/18/1995, § 5-4; as amended by Ord. 2005-02, 4/28/2005; and by Ord.
2012-03, 7/17/2012]
1.
Mailing.
An applicant proposing a major subdivision or land development shall
notify all owners and tenants of properties located within 1,000 feet
of the site's boundaries via certified United States first-class mail,
return receipt requested. An applicant proposing a minor subdivision
or lot line adjustment subdivision shall notify all owners and tenants
of parcels adjoining the site, including parcels across public roadways,
via certified United States mail, return receipt requested. The notice
shall state that a subdivision, land development, or lot line adjustment
subdivision plan has been filed for the site; provide the street address(es)
and Tax Map parcel number(s) for the site; state that the Township
will review the plans at public meetings; and instruct all interested
parties to contact the Township regarding the date of such meetings.
Such notification shall be sent within five days of the submission
of the plan application to the Township. A list of the names and addresses
to which notices have been sent, along with all the return receipt
cards, shall be supplied to the Township at least 10 days prior to
the first meeting of the Planning Commission at which the plans are
to be discussed.
2.
Posting.
An applicants proposing a subdivision, land development, or lot line
adjustment subdivision shall conspicuously post notices along the
perimeter of the site at points approved by the Township. Such postings
shall be at least six square feet in size and designed to inform potentially
interested citizens of the proposed subdivision/development. Each
posting shall contain a copy of the notice mailed to the neighboring
property owners and include an illustration of the site plan configuration
no smaller than 11 inches by 17 inches. The site shall be posted within
five days of the submission of the application to the Township.
[1]
Editor's Note: Former § 22-505, Review by the Environmental
Advisory Committee, as added by Ord. 00-7-18-2, 7/18/2000, was repealed
by Ord. No. 2021-04, 3/9/2021.
[Ord. 95-4-18-2, 4/18/1995; as added by Ord. 01-09-18-2, 9/18/2001, § II]
When the National Wetlands Inventory (NWI) Maps indicate wetlands
on a site, when a site contains hydric soils as classified by the
Natural Resources Conservation Service or when a site contains an
area with a predominance of wetlands vegetation; 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. The study shall be submitted with sufficient
detail to allow a thorough review by the Township.
[Ord. 95-4-18-2, 4/18/1995; as added by Ord. 01-09-18-2, 9/18/2001, § III]
1.
Applicability. All applications for preliminary major subdivision
shall include a Site Analysis and Resource Conservation Plan. It is
recommended that this information be provided with a presubmission
sketch plan, to permit an opportunity for the applicant to consult
informally with the Township prior to preparation of a preliminary
plan.
2.
Review by the Township. The first item to be discussed with all reviewing
boards and commissions shall be the site analysis and resource conservation
plans. No discussion of the proposed development shall occur until
the applicants have provided a satisfactory analysis of the site and
plan to protect resources. The purpose of the site analysis and resource
conservation plan is to ensure that development in the Township occurs
in a manner that respects the natural environment and that the applicant
and Township have a clear understanding of the natural conditions
of any proposed development site, as well as conditions around the
site which provide the context for the proposed development.
3.
Required Contents of Site Analysis Plan.
A.
Site boundaries.
B.
Existing Resources Inventory. A comprehensive analysis of existing
conditions on the proposed development site and areas within 500 feet,
showing:
(1)
Topography. Contours at two-foot intervals and identification
areas with slopes of 15% to 25% and over 26% or steeper.
(2)
Ridgelines and watershed boundaries.
(3)
Floodplains.
(4)
Wetlands.
(5)
Streams, watercourses, lakes or ponds, and waters of the commonwealth/Waters
of the U.S.
(6)
An explanation of how site drainage works.
(7)
Vegetative cover: types and conditions.
(8)
Existing land uses.
(9)
Soils, including alluvial soils, soils with seasonal high-water
table, hydric soils, and agricultural soils.
(10)
Geological formations.
(11)
Historic buildings or resources.
(12)
All recorded easements.
(13)
Existing buildings, structures, roads, and other man-made features.
(14)
Photographs of the site including views of the proposed development
site from all abutting public roads.
(15)
Any Pennsylvania Natural Diversity Inventory sites.
(16)
Reference to any areas or properties designated as preservation
areas by the Township open space plan.
C.
Analysis of how resources will be protected. Narrative shall be provided
indicating the ways in which the applicant will respect the existing
features of the land described in the site analysis.
D.
Aerial photograph of the site with the boundary identified.
E.
Analysis of the proposal's consistency with the Township Comprehensive
Plan. Narrative shall be provided that discusses the proposed project's
relationship to the existing and intended land uses, on and adjacent
to, the development site, as well as a discussion of how the proposed
project relates to the goals and objectives stated in the Comprehensive
Plan for the area of the Township in which the project is located.
[Added by Ord. No. 2020-07, 11/10/2020]
4.
Contents of Resource Conservation Plan. The layout of lots or development
shall occur so that the areas identified as being important in the
site analysis are preserved and the areas of secondary importance
are used for development. Resource Conservation Plan shall identify
the following:
A.
Limits of Disturbance on-site: the limits of proposed grading and
soil disturbance shall be shown.
B.
Areas that are to be preserved shall be described.
C.
Description of the manner in which stormwater will be captured on-site
for maximum infiltration. Areas best suited for stormwater infiltration
shall be identified.
D.
Description and plan indicating the extent to which existing natural
contours and vegetation will be retained.
E.
Limits on-site disturbance and resources applicable to the site due to the requirements of Chapter 27, Zoning, of the Township Code.
F.
Description of any historic buildings or resources on the site and
proposed preservation efforts.
[Ord. 95-4-18-2, 4/18/1995; as added by Ord. 01-09-18-2, 9/18/2001, § IV; as amended by Ord. 2004-04, 9/7/2004 Art. I]
1.
Applicability. All applications which involve a proposed groundwater withdrawal of 1,000 gallons per day or more, or on-site wastewater disposal of 1,000 gallons per day or more, or involve three or more lots [including existing lot(s) and all phases of phased subdivisions], or involve the storage of materials or substances that can potentially result in contamination of groundwater and existing nearby water supplies regardless of well withdrawal shall be required to implement a hydrogeologic investigation and prepare a report of findings for review and approval by the Township. The hydrogeologic investigation report must be completed by, or under the supervision of, a professional geologist licensed in the Commonwealth of Pennsylvania with experience in the practice of hydrogeology. The hydrogeologic investigation shall be based on the total number of lots and quantity of groundwater supply in all phases and comply with the requirements of the Chapter 26, Part 2, Wells, of the Plumstead Township Code, based on the total number of lots and quantity of groundwater supply regardless of being phased or not.
[Amended by Ord. 2011-02, 5/3/2011; and by Ord. No. 2019-05, 5/14/2019]
2.
Water Supply Needs. Projected water supply needs of the project shall
be estimated in accordance with the following documents; in the absence
of specific water use data, the water supply needs of a single-family
dwelling unit are assumed to be 400 gallons per day;
A.
Pennsylvania Department of Environmental Protection (PADEP) Water
Supply Manual.
B.
American Water Works Association (AWWA) Manual "Forecasting Urban
Water Demand" by R. Bruce Billings and C. Vaughn Jones (1996).
C.
Water use data provided b the Plumstead Township Water Department
for similar water supply systems.
D.
Water use data obtained from the Delaware River Basin Commission
(DRBC) for similar water supply systems (reference to specific project(s)
required).
3.
Hydrogeologic Investigation.
A.
General Requirements. Prior to implementation of the required hydrogeologic
investigation, applicant shall accomplish the following:
(1)
Notify Plumstead Township, in writing, of the intent to proceed
with the investigation and apply and obtain the necessary drilling
permits.
(2)
No less than three weeks prior to start of any activity, submit,
for review and approval by the Township, protocols for the drilling
and construction of the required wells which shall set forth tasks
to be completed, procedures and methodologies to be employed in the
completion of such tasks and steps to be undertaken in order to guarantee
quality and reliability of the hydrogeologic data generated thereof.
Drilling shall not commence until the protocols are approved and a
permit is issued by the Township.
(3)
Review available hydrogeologic maps and reports and previous
reports prepared by other applicants in the Township which are deemed
to be relevant by Plumstead Township. The applicant shall certify
that previous reports have been reviewed and shall reference them
in a Hydrogeologic Investigation Report to be submitted to the Township
Supervisors.
(4)
For projects that propose a community water supply system or
propose to withdraw more than 10,000 gallons per day, the following
shall also be accomplished by the applicant:
(a)
Seek and obtain from the Pennsylvania Department of Environmental
Protection (PADEP)/Bucks County Department of Health (BCDH) sanitary
approval of the drilling location.
(b)
Verify with the Delaware River Basin Commission (DRBC) the availability
of groundwater allocation within the subbasin or watershed where the
project is located. Meet all requirements of the Commission concerning
the drilling of the required wells.
(c)
Verify with Plumstead Township the availability of groundwater
allocation within the subbasin or watershed where the project is located.
(d)
Provide to the Township all copies of correspondence to and
from PADEP/BCHD and DRBC. When required by Plumstead Township, submittals
to the two agencies will take place through the Township.
B.
Technical Requirements. The following tasks are required as part
of the hydrogeologic investigation:
(1)
Detailed drilling records and geologic logs shall be prepared
during the drilling and construction of the wells required herein.
The logs shall be prepared by an experienced geologist/hydrogeologist
licensed to practice in Pennsylvania or under his/her direct supervision.
They will include description of rock specimens collected within five-foot
intervals, location and estimated yield of water-bearing zones, and
all other data collected and observations made during drilling. All
work shall be completed in strict adherence to the drilling protocols
previously approved by the Township.
(2)
No less than three weeks prior to implementation of the long-term
pumping test, the applicant shall submit to the Township, for review
and approval, pumping test protocols which shall set forth, among
others, methods and procedures for measuring and maintaining the pumping
rate constant, methods and frequency of water level monitoring prior
to and during implementation of the test (drawdown and recovery phases)
in the pumping and monitoring network wells, a network of on-site
and off-site existing wells. The pumping test shall not be implemented
until the pumping test protocols are approved by Plumstead Township.
(3)
A long-term pumping test shall be conducted with the pumping
phase of the test lasting 48 hours or longer, with the determination
as to the actual duration of this phase to be made in the field, based
on analysis of the water level data collected in the pumping well.
The pumping test shall be conducted at a rate equal to, or greater
than, the projected peak water demand of the project and shall be
maintained constant as much as possible and not allowed to deviate
more than 5% from its set value.
(4)
The test shall be conducted during a period of no significant
recharge event, or the influence of recharge upon the results of the
test shall be properly evaluated. It shall include one pumping well
roughly centered on-site and at least two observation wells, all completed
in the same hydrogeologic unit with their positions established by
survey and distributed at appropriate distances along and across geologic
strike from the pumping well. A pumping test shall be required for
each 15 lots or fraction thereof and for each hydrogeologic unit (aquifer)
from which a withdrawal is proposed. In this case, test wells may
be used as observation wells, if appropriate. When more than one pumping
test is required, the location of the pumping wells shall be such
as to allow for optimum definition of the area and degree of impact,
particularly in relation to existing off-site wells.
(5)
When off-site wells are nonexistent or are located beyond the
expected area of impact of the pumping well, a minimum of two observation
wells shall be drilled for each required pumping test. The observation
wells shall be located along strike and down-dip from the pumping
well.
(6)
The test shall include a comprehensive, representative network
of nearby wells. The purpose of the well network is to monitor water
levels prior to and during the test, in order to determine a real
extent and degree of impact from pumping at the project well. Accordingly,
the number of wells included in the monitoring network and the frequency
of water level monitoring shall be such as to allow for definition
of the area of impact with a reasonable degree of professional or
scientific certainty.
(7)
For the purpose of preparing a monitoring network, residents
located within a 1/2-mile radius of the proposed subdivision shall
be contacted, in writing, at least 28 days prior, by certified mail,
return receipt requested, and their wells solicited for monitoring.
If necessary, and in order to obtain a meaningful well network, residents
shall be contacted by other additional reasonable methods until a
sufficient response is obtained. Plumstead Township shall be copied
on all correspondence sent to residents, and the entire record of
the effort to obtain permission, to include nearby wells in the network,
shall be included in the report including the response of each person
so contacted. Included in the appendix to the report shall be the
correspondence with the green certified mail, return receipt cards.
Notice to adjoining property owners shall include:
(a)
Name of consultant performing the long-term pumping test.
(b)
Name of developer or project owner.
(c)
Purpose of test.
(d)
Statement that owners may have well monitored at no cost to
them in order to determine if there is detrimental impact.
(e)
Any questions or concerns may be directed to a designated representative
of the developer's consultant and/or the Township hydrogeologist's
office.
(8)
Pumping test design shall include provisions for the collection
of baseline water level data in the on-site and off-site wells in
order to establish water level trends. A continuous water level record
is strongly recommended for the pumping and observation wells. Collection
of water level data shall commence no less than 14 days prior to implementation
of the pumping test.
(9)
Analysis of the water level data collected during the pumping
test (as well as other relevant information developed during the hydrogeologic
investigation) shall include the estimated long-term sustainable yield,
also referred to as "safe yield," of the pumping well. For purposes
of this analysis, the long-term yield may be assumed to coincide with
the dry-period yield. (Yield of wells drilled in the Triassic Formations
decreases during the initial years of operation. This results in dry-period
and long-term yields which are less than the initial yield. According
to some authors, the long-term yield of Triassic wells can be as little
as 33% of the initial yield.)
(10)
Water level data collected during the pumping test (drawdown
and recovery) shall be analyzed for well and aquifer parameters, including
specific capacity, hydraulic conductivity and transmissivity (directional).
C.
Water Quality.
(1)
The quality of the groundwater at the pumping well shall be
investigated, at a minimum, for the parameters included in Table 1[1] and for any such parameters that Plumstead Township may,
from time to time, deem appropriate. Further, for wells that must
be permitted by PADEP, analysis shall be completed for any additional
parameters required by state regulations. The chemical analyses shall
be competed on a groundwater sample collected just prior to the completions
of the pumping phase of the long-term pumping test. A groundwater
sample and analysis shall be required from each hydrogeologic unit
(aquifer) from which a withdrawal is proposed and for every required
pumping test.
(2)
Where applicable, the report shall indicate the location and
design of all on-site sewage disposal systems and shall describe anticipated
water impacts to the area located down gradient and area located along
geologic strike, assuming conservatively large wastewater loadings
of NO3-N at 45 mg/L and low natural groundwater
recharge rates equal to one year in 10 years frequency as provided
in the Special Groundwater Study of the Delaware River Basin - Study
Area II (1982) or provide an alternative recharge rate based on documented,
updated information.
(3)
In cases where the use of the site involves the storage, on-site,
of materials or substances that can potentially result in contamination
of groundwater and existing nearby water supplies, regardless of well
withdrawal, applicant shall provide detailed information to the Township
on such materials and substances. Additionally, the applicant shall
be required to establish a groundwater quality baseline by collecting
groundwater samples from the on-site and off-site wells for analysis
of material and substance; specific constituents. The drilling of
monitoring wells near the property boundary in the direction of groundwater
flow may be required. The extent of the off-site sampling shall be
determined by the Township, on the basis of a protocol approved by
the Township Hydrogeologist that shall be followed in the collection
of the groundwater samples.
[Added by Ord. 2011-02, 5/3/2011]
D.
Report Requirements. Hydrogeologic reports submitted to Plumstead
Township shall adhere to the requirements that follow:
(1)
Statements concerning regional hydrogeologic conditions shall
be kept to a minimum. Reports shall place an emphasis on site-specific
and Township-specific hydrogeologic conditions.
(2)
The text of reports shall contain pertinent data, analyses and
methods used to arrive at the report conclusions. All numerical parameters
shall be presented with appropriate units and all data shall be referenced
by source, date, location and time, where appropriate.
(3)
Each report shall contain a topographic site map at a minimum
scale of one inch equals 2,000 feet, clearly showing the location
of the proposed site relative to the entire Township boundary.
(4)
All maps used to describe site-specific features and impacts
of the site shall include, as a minimum, the area within a half-mile
distance from the perimeter of the proposed development; location
of all wells, springs, on-site sewage disposal systems and such other
features as may relate to the quality and availability of groundwater
within a half-mile distance from the perimeter of the proposed development;
the area influenced by the project with respect to any anticipated
degradation of water quality.
(5)
The report shall contain existing geologic and soils maps, updated
with site-specific information.
(6)
The report shall contain a groundwater level contour map (feet
above mean sea level) based on a minimum of three monitoring points.
(7)
The report shall also contain a projected equilibrium (steady-state)
piezometric surface contour map of the proposed pumping scheme, at
the end of a sixty-day pumping period without precipitation recharge.
(8)
The report shall include a map illustrating the drawdown effects
upon off-site wells and springs located within a half-mile distance
from the site boundary, indicating drawdowns of one foot or more,
occurring during a year assuming no recharge or a natural recharge
rate of one year in 10 frequency.
(9)
Where appropriate, the report shall describe the effects of
any proposed on-site sewage disposal system groundwater recharge,
assuming 20% operational and evaporative losses.
(10)
Where individual on-lot wells are proposed as the source of
water supply, the report shall demonstrate that each well is likely
to provide sufficient (equal to or greater than six gallons per minute)
yield.
4.
Fees. There will be a fee charged to the applicant for review of
the report required by this Part and to reimburse the Township for
transferring well information to its database. All fees are established
by resolution in the prevailing Township Fee Schedule.[2]
[2]
Editor's Note: The Schedule of Fees is on file in the Township
offices.
