Where a sketch plan is required under this chapter, the scale and sheet size of the sketch plans shall conform to the requirements for preliminary plans in § 22-402A(1) and (4). The sketch plan shall show or be accompanied by the following data, legible in every detail and drawn to scale, but not necessarily containing precise dimensions:
A.
Name and address of the developer (if applicable) and landowner.
B.
Name of the individual and/or the firm that prepared the plan.
C.
Location map with sufficient information to enable the Board to locate
the property.
D.
North arrow.
E.
Written and graphic scales.
F.
Existing tract boundaries accurately labeled with the name(s) of
adjacent landowner(s) and adjacent plan(s) of record.
G.
Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within the vicinity of the tract.
H.
Significant topographical and man-made features, e.g., bodies of
water, quarries, floodplains, tree masses, structures and suspected
wetlands (as determined from the Butler County Soil Survey or DEP).
I.
Location and width of all proposed streets, alleys, street names
and approximate grade, rights-of-way, and easements, proposed lot
lines with approximate dimensions, proposed minimum building setback
lines, playgrounds, public buildings, public areas, historical sites
and parcels of land proposed to be dedicated or reserved for public
use.
J.
Proposed land use; if several land uses are proposed, the location
of each land use shall be indicated.
K.
Statement explaining the methods of water supply and sewage disposal
to be used.
Preliminary subdivision plans and/or land development plans
shall be prepared by an engineer or surveyor, licensed to practice
in the Commonwealth of Pennsylvania. The preliminary plan shall show,
be accompanied by or be prepared in accordance with the following:
A.
Application requirements. All preliminary plan applications shall
include the following:
(1)
Application forms: 12 copies of the preliminary plan application
form prepared from time to time by the Township.
(2)
Preliminary plans: three full-scale copies and 12 half-scale copies
of the preliminary plan. All plans shall be either black-on-white
or blue-on-white paper prints.
(3)
Electronic file: one electronic file of all plans, maps and drawings.
The electronic file shall be in a Township-approved format.
(4)
Notifications and certifications: three copies of all notifications
and certifications which are not provided on the preliminary plan.
(6)
Narrative: three copies of a detailed narrative describing the proposed
project and what action is being requested from the Township.
B.
Drafting standards.
(1)
The plan shall be clearly and legibly drawn at a scale of 10 feet,
20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 feet to the inch.
(2)
Dimensions shall be in feet and decimals; bearings shall be in degrees,
minutes and seconds. Lot line descriptions shall read in a clockwise
direction.
(3)
The survey shall not have an error of closure greater than one foot
in 10,000 feet.
(4)
The full-scale sheet size shall be no smaller than 18 inches by 22
inches and no larger than 24 inches by 36 inches, while the half-scale
sheet size shall be 11 inches by 17 inches. If the plan is prepared
in two or more sections, a key map showing the location of the sections
shall be placed on each sheet. If more than one sheet is necessary,
each sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., sheet 1 of 5).
(5)
If the plan is presented on multiple sheets, a reduced-scale drawing
showing the entire development on a single sheet shall be provided.
The drawing shall be legible in every detail and may be drawn at any
standard scale.
(6)
Plans shall be legible in every detail.
C.
Location and identification:
(1)
The proposed project name or identifying title.
(2)
Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within the vicinity of the tract.
(3)
The name and address of the owner of the tract (or his authorized
agent), the developer/subdivider and the firm that prepared the plans.
(4)
The file or project number assigned by the firm that prepared the
plan, the plan date and the date(s) of all plan revisions.
(5)
A North arrow, graphic scale and written scale.
(6)
The entire existing tract boundary with bearing and distances. (If
it is the intention of the landowner to retain a single lot with a
lot area in excess of 10 acres, the boundary of that lot may be identified
as a deed plotting and may be drawn at any legible scale; if the retained
lot has a lot area of 10 or less acres, it must be described to the
accuracy of the requirements of this chapter.
(7)
The total acreage of the entire existing tract.
(8)
The location of existing lot line markers along the perimeter of
the entire existing tract.
(9)
The district, lot size and/or density requirements of this chapter.
(10)
A location map, drawn to scale, relating the subdivision or
land development to at least two intersections of street center lines,
including the distance to the intersection of center lines of the
nearest improved street intersection.
(11)
Source of title, deed book page, plan book (if applicable) and
Tax Map number.
(12)
Copies of all deeds and covenants for all lots, tracts, parcels,
etc., involved in the proposed subdivision or land development.
(13)
Where an applicant is requesting an exemption from the road improvement requirements pursuant to § 22-602A(10)(e), the applicant shall provide a separate plan of the parent tract for the lot or lots involved in the subdivision or land development as it existed on or before May 19, 2005, including the location of all lots subdivided from the parent tract since then. This separate plan shall be certified as accurate by the surveyor or engineer preparing the plan.
D.
Existing features:
(1)
Existing contours shall be shown at a minimum vertical interval of
one foot for land with average natural slope of 3% or less, two feet
for land with average natural slope between 3% and 20% and at a minimum
vertical interval of five feet for more steeply sloping land. Contour
interval may be adjusted based upon horizontal scale with concurrence
of the Township Engineer. Contours shall be accompanied by the location
of the bench mark and a notation indicating the datum used. The datum
used by the Western Butler County Authority shall be used in all plans
indicating connection to the Western Butler County Authority's public
sewer system or public water system. Contours plotted by interpolation
of the United States Geodetic Survey 7.5-foot mapping will not be
accepted.
(2)
The names of all adjacent landowners, both adjoining and across existing
rights-of-way, along with the plan book record numbers of all previously
recorded plans for adjacent properties.
(3)
The following items when located within 200 feet of the subject tract:
(a)
The location and name of existing rights-of-way and cartways
for private or public streets, alleys and driveways.
(b)
The location of the following features and any related right-of-way:
sanitary sewer mains, water supply mains, fire hydrants, buildings
and stormwater collection, conveyance and management facilities.
(c)
The location of existing rights-of-way and easements for electric,
gas and oil transmission lines, and railroads.
(d)
Significant environmental or topographic features such as floodplains,
wetlands, quarry sites, solid waste disposal areas, historic structures,
cemetery or burial sites, archeological sites, highly erosive soils
or wooded areas, historic structures, cemetery or burial sites, archeological
sites or highly erosive soils.
(4)
The following items, when located within the subject tract:
(a)
The location, name and dimensions of existing rights-of-way
and cartways for streets, alleys and driveways.
(b)
The location and size of the following features and related
rights-of-way: sanitary sewer mains, water supply mains, fire hydrants,
buildings and stormwater management facilities.
(c)
The location of existing rights-of-way for electric, gas and
oil transmission lines and railroads.
(d)
The size, capacity and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows.
(e)
The location and size of existing on-lot sewage systems and
wells.
(f)
Significant environmental or topographic features, such as floodplains,
quarry sites, solid waste disposal areas, historic structures, cemetery
or burial sites, archeological sites or highly erosive soils.
E.
Plan information:
(1)
The layout of streets, alleys and sidewalks, including cartway and
right-of-way widths.
(2)
The layout of lots with approximate dimensions.
(3)
Block and lot numbers in consecutive order (e.g., Block "A," Lots
1 through 10; Block "B," Lots 11 through 22).
(4)
The location and configuration of proposed buildings, parking compounds,
streets, alleys, driveways, common open space, recreational areas
and all other significant planned facilities.
(5)
Total number of lots, units of occupancy, density and proposed land
use. If a multiple land use is proposed, the location of each land
use shall be indicated.
(6)
Easements and rights-of-way.
(7)
Building setback lines and building envelope.
(8)
Identification of buildings to be demolished.
(9)
Typical street cross section for each proposed public or private
street, any existing street which will be improved as part of the
application and any access drives or parking compounds. Each cross
section shall include the entire right-of-way width.
(10)
Street center-line profile for each proposed public or private
street shown on the preliminary plan, including corresponding center-line
stationing.
(11)
The preliminary design of the proposed sanitary sewer mains
and water supply mains and facilities. This information shall include
the approximate size, vertical location and horizontal location, if
applicable.
(12)
The locations of all proposed utilities, including gas, electric,
telephone and cable TV.
(13)
Stormwater management data and plans designed in accordance with the Stormwater Management Ordinance (Chapter 26, Part 1). This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board shall make the final determination on the design criteria, methodology and form of presentation.
(14)
A statement on the plan indicating any zoning amendment, conditional
use, special exception or variance previously granted, if applicable.
(15)
A statement on the plan indicating any existing or proposed
waivers (including all conditions imposed) granted by the Board.
(16)
Proposed street names.
(17)
A table indicating the existing zoning district, total tract
area, required lot size, required setbacks, required maximum and/or
minimum development density, maximum building height and number of
lots in the proposed subdivision, along with the proposals for each
of these parameters.
(18)
Where the proposed subdivision or land development is located
partially or wholly within an area prone to frequent flooding (either
by impoundment or conveyance) as indicated by the Flood Insurance
Rate Map profiles and supporting data, soil type or local historical
record, the developer shall supply the location and elevation of all
proposed roads, fills, utilities, buildings, stormwater management
and erosion control facilities.
(19)
Location of all percolation test holes, deep probe holes and
proposed well locations.
(20)
Clear sight triangles and stopping sight distances for all intersections as described in § 22-602E of this chapter shall be shown on the plan.
(21)
The location of all trees and/or woodlands on the site to be
removed and trees and/or woodlands to remain.
(22)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation (PennDOT) under Section
420 of the State Highway Law (P.L. 1242, No. 428, of June 1, 1945),
36 P.S. § 670-101 et seq.
(23)
In case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed sections as well as deadlines within which applications for
final plan approval of each section are intended to be filed shall
be provided. Each section in any residential subdivision or land development,
except for the last section, shall contain a minimum of 25% of the
total number of dwelling units as depicted on the preliminary plan.
(24)
A statement on the plan listing the proposed means to provide
sewer and water service to each lot or use. If by public utilities,
the plan shall name said authority and state the intent to dedicate
ownership of the proposed systems.
(25)
A detailed grading plan.
(26)
Any and all other plans, details, specifications, etc., needed
to demonstrate compliance with this chapter, and as required by the
Township.
F.
Certificates, notifications and reports.
(1)
Certificates and signatures. All certificates shall comply with the requirements of the Township, as referenced in Appendix 1, attached to this chapter, the Butler County Recorder of Deeds and be in a form acceptable to the Township Engineer and Township Solicitor.
(a)
Certification and seal by a professional land surveyor, registered
in Pennsylvania, to the effect that:
[1]
The plat represents a survey made by him, and that all monuments
indicated thereon actually exist and their locations, size and material
are correctly shown on the plat.
(b)
Certification and seal by a professional engineer, registered in Pennsylvania, regarding compliance with all engineering requirements of this chapter, the Township Construction Standard Details, and all other Township ordinances, including, but limited to, the Zoning Ordinance (Chapter 27) and the Stormwater Management Ordinance (Chapter 26, Part 1).
[Amended 10-11-2012 by Ord. No. 12-06]
(c)
Certification of the property owner.
(d)
Certification of the dedication of streets and other property.
(e)
Review certificate and signature places for the Township Planning
Commission.
(f)
Approval/review certificates and signature places for the Township
Board of Supervisors, the Township Engineer, the Butler County Planning
Commission and the Butler County Recorder of Deeds.
(2)
Notifications.
(a)
Where the tract described in the application includes any public
utility, electric transmission line, gas pipeline or petroleum product
transmission line located within the tract, the applicant or lessee
of such right-of-way shall notify the owner of the right-of-way of
his intentions. A note stating any conditions regarding the use of
the land, minimum building setback or right-of-way lines shall be
included on the plan. This requirement may also be satisfied by submitting
a copy of the recorded agreement.
(b)
Where the land included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. This requirement
may also be satisfied by submitting a copy of the recorded easement.
(c)
Notification from the public sewer and water providers that
capacity exists to accommodate the needs of the proposed subdivision
or land development, if public service is proposed.
G.
Filing fee and deposit. The preliminary plan shall be accompanied
by a check or money order drawn to the order of the Township in an
amount specified on the fee schedule adopted from time to time by
resolution of the Board of Supervisors.
Final subdivision and/or final land development plans shall
be prepared by an engineer, surveyor or landscape architect licensed
to practice in the Commonwealth of Pennsylvania. The final plan shall
be accompanied by, or prepared in accordance with, the following requirements
and the design standards of this chapter:
A.
Application requirements. All final plan applications shall include
the following:
(1)
Application forms: 12 copies of the final plan application form prepared
from time to time by the Township.
(2)
Final plans: three full-scale copies and 12 half-scale copies of
the preliminary plan. All plans shall be either black-on-white or
blue-on-white paper prints.
(3)
Electronic file: one electronic file of all plans, maps and drawings.
The electronic file shall be in a Township-approved format.
(4)
Notifications and certifications: seven copies of all notifications
and certifications which are not provided on the preliminary plan.
(6)
Narrative: three copies of a detailed narrative describing the proposed
project and what action is being requested from the Township.
(7)
Planning module: Completed planning module for land development applications.
B.
Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in § 22-402B of this chapter.
C.
Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in § 22-402C of this chapter.
D.
Existing features. The same standards shall be required for a final plan as specified for a preliminary plan in § 22-402D of this chapter.
E.
Plan information:
(1)
Complete description of the center line and right-of-way line for
all new streets, whether public or private, and alleys. This description
shall include distances and bearings with curve segments comprised
of radius, tangent, arc and chord.
(2)
Lot lines with accurate bearings and distances and lot areas for
all parcels. Curve segments shall be comprised of arc, chord, bearings
and distances. Along existing street rights-of-way, the description
may utilize the existing deed lines or street center lines; along
all proposed street rights-of-way, the description shall be prepared
to the right-of-way lines.
(3)
Block and lot numbers in consecutive order (e.g., Block "A," Lots
1 through 10; Block "B" Lots 11 through 22).
(4)
The location and configuration of proposed buildings, parking compounds,
streets, alleys, driveways, recreational areas and all other significant
planned facilities shall be shown.
(5)
Total number of lots, units of occupancy, density and proposed land
use. If a multiple land use is proposed, the location of each land
use shall be indicated.
(6)
Easements and rights-of-way.
(7)
Building setback lines and building envelope.
(8)
Identification of buildings to be demolished.
(9)
Typical street cross section for proposed public or private streets
and alleys and a typical cross section for any existing street which
will be improved as part of the application. Each cross section shall
include the entire right-of-way width.
(10)
Final vertical and horizontal alignment for proposed public
or private streets and alleys, sanitary sewer and water distribution
systems. All street profiles shall show at least the existing (natural)
profile along the center line, proposed grade at the center line and
the length of all proposed vertical curves for streets. All water
distribution and sanitary sewer systems shall provide manhole locations
and size and type of material. This information may be provided on
separate sheets and is not subject to recording with the final plans.
(11)
The locations of all proposed utilities, including gas, electric,
telephone and cable TV.
(12)
Final street names. See § 22-602A(16).
(13)
Location and material of all permanent monuments and lot line
markers, including a note that all monuments and lot markers are set
or indicating when they will be set.
(14)
A detailed grading plan. The grading plan shall include finished
grades and ground-floor elevations. This information may be provided
on separate sheets and is not subject to recording with the final
plans.
(15)
Identification of any lands to be dedicated or reserved for
public, semipublic or community use.
(16)
A table indicating the existing zoning district, total tract
area, required lot size, required setbacks, required maximum and/or
minimum development density, maximum building height and number of
lots in the proposed subdivision, along with the proposals for each
of these parameters.
(17)
Where the proposed subdivision or land development is located
partially or wholly within an area prone to frequent flooding (either
by impoundment or conveyance) as indicated by the Flood Insurance
Rate Map (profiles), soil type or local historical record, the applicant
shall supply the location and elevation of all proposed roads, fills,
utilities, buildings, stormwater management and erosion control facilities.
(18)
In the case of a plan which requires driveway access to a highway
under the jurisdiction of the Department of Transportation, the inclusion
of the following plan note: "A highway occupancy permit is required
pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No.
428), known as the "State Highway Law," before access to a state highway
is permitted. Access to the state highway shall be as authorized by
a highway occupancy permit, and the Board of Supervisors approval
of this plan in no way implies that such a permit can be acquired."
(19)
A statement on the plan indicating the granting of a zoning
amendment, conditional use, special exception or variance, if applicable,
along with waivers from this chapter (including all conditions imposed)
granted by the Board of Supervisors.
(20)
Stormwater management data and plans designed in accordance with the Stormwater Management Ordinance (Chapter 26, Part 1). This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board shall make the final determination on the design criteria, methodology and form of presentation.
(21)
Location of all percolation test holes, deep probe holes and
proposed well locations.
(22)
A complete landscape plan, prepared by an engineer, surveyor
or landscape architect licensed to practice in the Commonwealth of
Pennsylvania, showing the location, size and type of all plant material,
when landscaping is required by provisions of this chapter or any
other applicable Township regulations, including, but not limited
to, screening, buffer planting, parking landscaping, replacement trees
and street trees. The landscape plan should be provided on separate
sheets and must include the signature and seal of the licensed professional
responsible for preparation of the plan.
(23)
Clear sight triangles and stopping sight distances for all intersections as described in § 22-602E of this chapter shall be shown on the plan.
(24)
The location of all trees and/or woodlands on the site to be
removed and trees and/or woodlands to remain.
(25)
A detailed schedule of inspections, as generally outlined by § 22-506 of this chapter, which is tailored for the site under consideration.
(26)
A traffic circulation plan for all new or altered streets, access
drives, parking compounds and intersections, which includes all proposed
identification, warning and regulatory signage.
(27)
Any and all other plans, details, specifications, etc., needed
to demonstrate compliance with this chapter and as required by the
Township.
F.
Certificates, notifications and reports.
(1)
Certificates. All certificates shall comply with the requirements of the Township, as referenced in Appendix 1, attached to this chapter, the Butler County Recorder of Deeds and be in a form acceptable to the Township Engineer and Township Solicitor.
(a)
Certificate and seal of a professional land surveyor, registered
in Pennsylvania, to the effect that:
[1]
The plat represents a survey made by him, and that all monuments
indicated thereon actually exist and their locations, size and material
are correctly shown on the plat.
(b)
Certification and seal by a professional engineer, registered in Pennsylvania, regarding compliance with all engineering requirements of this chapter and all other Township ordinances, including, but not limited to, the Zoning Ordinance (Chapter 27) and the Stormwater Management Ordinance (Chapter 26, Part 1).
(c)
Certification of the property owner, acknowledged before an
officer authorized to take acknowledgment of deeds and signed by the
landowner, certifying that the subdivision or land development shown
on the plan is the act and the deed of the owner and that all those
signing are all the owners of the property shown on the survey and
plan, that they desire the same to be recorded as such and that all
streets and other property identified as proposed public property
are dedicated for public use. This must be dated following the last
change or revision to said plan.
(d)
Where applicable, a completed mortgage certification.
(e)
Certification of the dedication of streets and other property.
(f)
Review certificate and signature places for the Township Planning
Commission.
(g)
Approval/review certificates and signature places for the Township
Board of Supervisors, the Township Engineer, the Butler County Planning
Commission and the Butler County Recorder of Deeds.
(2)
Notifications.
(a)
Notification from DEP that approval of the sewer facility plan
revision (plan revision module for land development) or supplement
has been granted or notice from DEP that such approval is not required.
(b)
Where the tract described in the subject application includes
any public utility, electric transmission line, gas pipeline or petroleum
product transmission line located within the tract, the applicant
or lessee of such right-of-way shall notify the owner of the right-of-way
of his intentions. A note stating any condition regarding the use
of the land, minimum building setback or right-of-way lines shall
be included on the plan. The requirement may also be satisfied by
submitting a copy of the recorded agreement.
(c)
Where the land included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. This requirement
may also be satisfied by submitting a copy of the recorded easement.
(d)
Notice from the Butler County Department of Emergency Services
(Butler County 9-1-1 Center) that the proposed private and/or public
street names are acceptable.
(e)
A note placed on the plan indicating any area that is not to
be offered for dedication, if applicable.
(f)
Written notice from the Township Engineer/Solicitor and the
appropriate authority engineer/solicitor that all proposed improvements
have been designed to the standards of the Township and/or the appropriate
authority and that financial guarantees in a form suitable to the
Board of Supervisors and the appropriate authority have been received.
(g)
Such written notices of approval as required by this chapter,
including written notices approving the water supply systems and sanitary
sewage systems.
(h)
The submission of a controlling agreement in accordance with § 22-602I when an application proposes to establish a street which is not offered for dedication to public use.
(i)
Notification from the appropriate state and federal agencies
that permits have been issued, or are not required, for any proposed
activities within streams, wetlands or any other state or federally
regulated body of water. These permits include, but are not limited
to, floodplain encroachment permits, dam safety permits, earth disturbance
permits, stream encroachment permits and general permits. When the
final plan is submitted in sections, the above notifications for all
applicable activities on the entire site, shown on the approved preliminary
plan, shall be provided upon submittal of the first final phase of
the project.
(j)
Notification that a Pennsylvania Department of Transportation
highway occupancy permit has been obtained for any proposed construction
within the state right-of-way or outside the right-of-way when it
is determined to have an adverse effect. The developer must provide
this notification prior to commencement of any construction activities.
(k)
Notification from the Township Solicitor that the Township standard-form
development agreement, approved from time to time by resolution of
the Board of Supervisors, in a form acceptable to the Township Solicitor,
has been executed. The agreement/contractual commitment may include,
but not be limited to, requirements that the applicant or developer
is bound not to cause any physical change in the land or to any structure
which requires prior approval or the issuance of a permit, or both,
from any governmental body or agency until such permits or approvals
are actually obtained and specifying amounts other things that the
subdivision or land development shall be completed and maintained
in the manner approved in the final plan within the time schedule
agreed upon and the hours within which construction shall take place,
the maintenance of existing and proposed roads and facilities and
authorizing the Township to obtain an immediate ex parte injunction,
the withdrawal of permits and such other remedies as the Township
deems appropriate against the applicant, its agents and contractors
in the Court of Common Pleas of Butler County if work is commenced
without such permits or approvals or violation of other terms in the
agreement and specifying any other remedies for failure of the developer
to comply.
G.
Filing fee and deposit. The final plan shall be accompanied by a
check or money order drawn to the order of the Township in an amount
specified on the fee schedule adopted from time to time by resolution
of the Board of Supervisors.
A.
The applicant shall submit a wetlands study with the submittal of
all subdivision and land development plans (except minor subdivision
plans, lot line revision plans, lot consolidation plans and party
wall subdivision plans). The purpose of the study shall be to determine
the presence and extent of wetlands on the site.
B.
The study shall be performed by a qualified wetland scientist. Qualified
individuals should possess a minimum of a bachelor's degree in biology,
botany, zoology, ecology or environmental sciences. In general, other
professionals, such as engineers, landscape architects, surveyors,
planners and geologist are not considered fully qualified to perform
wetland delineations, unless they possess special ecological training
and experience beyond their discipline. The Township reserves the
right, in as much as no recognized certification program exists for
wetland scientists, to determine the qualification of those preparing
wetland delineations. Should a state or federal wetland scientist
certification program be established, the Township will consider only
those certified individuals qualified to perform delineations.
C.
Requirements for wetland studies.
(1)
Delineations should follow the procedures outlined in the 1987 Federal
Manual for Identifying and Delineating Jurisdictional Wetlands.
(2)
Delineations shall be supported by reports. The report shall contain
the following sections:
(a)
Introduction: description of the physical features of the site,
its location and the proposed plans for the site.
(b)
Methods: description of the methods used for the survey, with
particular emphasis on any deviation from the outlined federal method.
Relevant information includes the date of the field studies, the number
of transects and plots used, the size of vegetation quadrats employed,
the size of soil pits used, taxonomic references used and the disposition
of any voucher specimens.
(c)
Results and discussion: description of the findings of the study.
Soils, vegetation and hydrology for wetland and upland areas of the
site should be discussed. Any problem areas should be thoroughly treated.
(d)
Conclusions. The extent of wetlands on the site should be discussed.
The impact of the proposed projection of these wetlands should also
be considered.
(3)
Included in the report as appendixes or tables should be:
(a)
Site location map (USGS 7.5-foot quadrangle will suffice).
(b)
NWI map.
(c)
Soil survey map with soil descriptions.
(d)
Data sheets for each plot.
(e)
Wetland boundary map. Wetland boundaries shall be surveyed by
a registered professional surveyor and shown on a plan of appropriate
scale. The limits of the wetland study shall be clearly shown. The
plan shall also show the location of all plots and/or transects used
in the study, the name of the consulting firm which performed the
delineation, the name of the surveyor and a disclaimer statement indicating
no wetland boundary is considered jurisdictional until approved by
DEP and COE.
(f)
Color photos of wetlands areas on the site, with locations and
directions of view keyed to the wetland boundary map.
(g)
Resumes of the wetland scientist(s) who performed the delineation.
D.
For sites on which no wetlands occur, an abbreviated report may be
submitted. The abbreviated report should contain the introductory
material, the methods section and a discussion of the results of the
study. Site location, NWI and soil maps should also be provided.
E.
All subdivision plans shall contain notes for future lot owners.
The wetland boundary on each lot will be clearly marked. Each lot
which contains wetlands, or to which access may be restricted by wetlands,
shall have a note which states state and federal laws require permits
for all activities which result in a deposition of fill into delineated
wetlands. The note shall also state that refusal of such a permit
may restrict some uses of all or portions of the lot.
F.
Compensatory mitigation projects required as part of state or federal
permits shall be shown on the subdivision plans. Future lot owners
whose property encompasses all or part of a mitigation area shall
be notified that the portion of their property which includes the
mitigation area may not be altered and is considered a jurisdictional
wetland by the state and federal governments. Lot owners may be responsible
for maintenance of mitigation areas. In order to help ensure the long-term
viability of wetland mitigation efforts, the Township discourages
multiple ownership of mitigation areas. Ownership by one individual
or a homeowners' association is encouraged. Owners of the wetland
mitigation areas must be clearly identified to the Township.
G.
The Township reserves the right to reject any submitted wetland delineations.
Should the Township feel the actual wetland area differs from that
shown on the subdivision plan, the Township has the right to secure,
at the developer's expense, qualified personnel to check the delineation
and redraw the boundary as necessary. Should the developer subsequently
disagree with the Township's delineation, a jurisdictional delineation
by DEP and COE will be requested. Any charges for the jurisdictional
delineation will be the responsibility of the developer.
H.
Where the study shows the existence of wetland areas, the delineated
boundary shall be properly fenced off to prevent encroachment. Snow
fence or other acceptable material shall be used (the use of silt
fence is not acceptable). The fence shall be properly installed, at
a minimum distance of five feet outside the delineated boundary, prior
to any construction or issuance of building permits. The fence must
be properly maintained until all occupancy permits have been used
and/or for the extent of all construction.
[Amended 2-18-2019 by Ord. No. 19-05 ]
A.
A traffic impact study shall be submitted to the Township pursuant
to the requirements of this section when:
(1)
A proposed land development or subdivision is expected to generate,
on average: 1) 100 or more peak hour trips on any adjacent street;
or 2) 1,000 or more average daily trips (ADT) on any adjacent street.
The estimated number of trips shall be determined by an analysis of
similar uses through data collected by the Institute of Transportation
Engineers (ITE) or through similar uses acceptable to the Township.
(2)
In the opinion of the Township Engineer, the proposed development
or change in use is expected to have a significant impact on street-related
safety or traffic flow, necessitating further evaluation.
B.
Study requirements.
(1)
When a traffic impact study is required by this section or any other
Township ordinance, the study shall comply with the requirements of
this section. The study scope, study area and methodology shall be
approved by the Township Traffic Engineer prior to the initiation
of the study. A scoping meeting may be required as determined by the
Township Engineer or if required by PennDOT.
(2)
The traffic impact study shall be conducted by an engineer that has
verifiable experience in traffic engineering and preparing traffic
impact studies. The traffic impact study shall be prepared in accordance
with: the ITE's Recommended Practice Traffic Access and Impact Studies
of Site Development, current edition; PennDOT Publications 201, 282
and the Policy and Procedures for Transportation Impact Studies, current
editions; and the requirements contained in this section.
(3)
The full cost of completing the traffic impact study and of all reviews
by the Township Traffic Engineer and other Township officials and
professional consultants shall be borne by the applicant.
(4)
Upon submission of a draft study, the Township may review the data
sources, methods, and findings and provide comments in written form.
The applicant will then have the opportunity to incorporate the necessary
revisions prior to submitting a final study.
C.
Study contents. The traffic impact study shall include the following,
if appropriate, as determined by the Township Engineer:
(1)
A brief description of the proposed project in terms of land use
and magnitude.
(2)
Existing and proposed site-generated traffic volumes based on the
Institute of Transportation Engineers' Trip Generation Manual, current
edition.
(3)
An inventory and analysis of existing and future roadway and traffic
conditions in the area of the site in terms of:
(a)
The existing and future levels of service (LOS) and their compliance
with standards for traffic capacity of streets, intersections, and
driveways.
[1]
All references to levels of service (LOS) shall be defined by
the Highway Capacity Manual, current edition, published by the Transportation
Research Board.
[2]
These standards may be waived by the Township if sufficient
evidence is provided that criteria cannot be met with reasonable mitigation.
(b)
New streets shall be designed for adequate traffic capacity
defined as follows:
[1]
Traffic capacity LOS shall be based upon future design year
analysis.
[2]
New or modified (a new approach created) unsignalized intersections
or driveways which intersect streets shall be designed for LOS C or
better for each approach.
[3]
New or modified (a new approach created) signalized intersections
shall be designed for LOS C or better for each approach and overall
intersection.
(4)
A description and analysis of the proposed access plan and site plan
including:
(a)
Access plan including analysis of required sight distances using
PennDOT criteria and description of the accessways, location. geometric
conditions, and traffic control.
(b)
On-site circulation plan showing parking locations and dimension,
loading access circulation roadway, and traffic control.
(5)
A traffic circulation mitigating action plan including:
(a)
Project features relative to site access and on-site circulation
which could be modified to maximize positive impact or minimize negative
impact.
(b)
Off-site improvement plan depicting required street and signal
installation and signing improvements to meet the minimum level of
service requirements.
(6)
Final study report. A final study report must be prepared to document
the results of the traffic impact study and the recommended improvements
to accommodate the projected traffic due to the proposed subdivision,
land development, and/or change in use. Provide an executive summary,
which provides a concise description of the study area, result of
the traffic analysis and any recommended improvements. The presentation
of data and analyses should be accomplished on schematic diagrams
of the study area and the use of charts and/or tables. All sources
of data and methodologies that were used in the study must be properly
referenced and documented. Provide all computer output and calculations
in appendices. Provide electronic portable document format (PDF) copies
of the report, figures, tables, appendices, as well as electronic
versions of the capacity analyses.
(7)
Completion of traffic control devices and other traffic improvements.
Whenever, as a result of additional traffic generated by a proposed
land development, subdivision, and/or change in use, the traffic impact
study determines the need for traffic signal(s), regulatory sign(s),
traffic control device(s), additional traffic lane(s) (including,
but not limited to, acceleration, deceleration or turning), and/or
other traffic improvements, to be constructed on the applicant's property
or on the property abutting the applicant's property, the applicant
shall, as a condition of approval, agree to construct the improvements
at the applicant's cost, or in lieu thereof, and with the written
consent of the Township, reimburse the Township for the cost of the
improvements.
A.
When a proposed subdivision or land development will not be served
by an existing public water system regulated by the Pennsylvania Public
Utilities Commission or entity organized as a public authority, the
developer shall be required to conduct a water-development impact
study as hereinafter set forth. In the event that the water development
impact study conducted for a subdivision or new land development that
will not be served by a public water supply indicates that a reasonable
likelihood exists that the proposed development will not provide for
a reliable, safe and adequate water supply to support the intended
uses within the capacity of available resources, such factors shall
constitute grounds for disapproval of the subdivision or land development
plan.
(1)
Exception from water development impact study. No water development
impact study shall be required for the subdivision of any lot, parcel
or tract of land where 10 or fewer equivalent dwelling units are proposed
or anticipated to be proposed in the future. Provided, further, that
there shall be excepted from the water development impact study any
nonresidential land development where the reasonably anticipated present
or future water usage is less than 1,500 gallons per day. For the
purposes of this subsection, the exemption shall be applied as a cumulative
total, with respect to the date of adoption of this chapter. Multiple
submittals shall be added to determine the applicability of these
standards.
(2)
Conduct and scope of study. The water development impact study shall
be prepared by a registered professional geologist qualified to conduct
groundwater investigations in the Commonwealth of Pennsylvania. The
purpose of this study will be to determine whether there is an adequate
supply of groundwater for the proposed use and to estimate the impact
of the anticipated additional water withdrawal on existing nearby
wells, springs, aquifers and streams.
B.
Study requirements. The water development impact study shall be prepared
at the developer's expense and shall bear the seal of and be signed
by the person(s) preparing the study. Calculations of the projected
water needs shall utilize the criteria set forth in the following
references as the same may be amended from time to time: "Public Water
Supply Manual," Bureau of Community Environmental Control, New Bureau
of Water Supply and Community Health, Publication No. 15, by the Pennsylvania
Department of Environmental Protection, Harrisburg, Pennsylvania,
Document No. 383-0300-00 1, Guide for Determination of Required Fire
Flow by the Insurance Services Offices, ISO, American Waterworks Association,
Denver, Colorado. The study shall include the following information:
(1)
A geological map of the groundwater basin(s) containing the development
shall be compiled at a minimum scale of 1:24,000.
(2)
The location of all identified faults, lineaments and fractures within the area of the geologic map prepared under Subsection B(3) below. In addition, a fracture trace analysis shall be conducted for the development and the area within 1,000 feet of the development.
(3)
The location of all existing and proposed wells within the groundwater
basin(s) containing the development having a design capacity to withdraw
72,000 gallons per day or more.
(4)
The location of all existing and proposed on-lot septic system and
sewer lines within 500 feet of the development.
(5)
The location of all streams, perennial and intermittent, within 50
feet of the development.
(6)
The location of all existing and proposed lines of any type within
1,000 feet of the proposed development.
(7)
The location of all existing and proposed oil or natural gas production
or storage wells within 1,000 feet of the proposed development.
(8)
The location of all existing and proposed gas storage pools underlying
the development or within 1,000 feet of the development.
(9)
The location of all existing water wells within 1,000 feet of the
proposed development.
(10)
A discussion of the hydrologic setting of the development and
its relationship to the groundwater basin(s) in which it resides.
(11)
A hydrologic budget shall be calculated for the groundwater
basin(s) containing the development and the results extrapolated back
to the area of interest using long-term records for both stream flow
and groundwater levels and long-term precipitation data. Such data
shall be used to determine both extreme and average water budgets
for the basin(s) that include the development. Records collected at
the United States Geological Survey (USGS) stream gage on Connoquenessing
Creek at Hazen, Beaver County (USGS Site No. 03106000), will be acceptable
to the Township for use in the water budget analysis. With justification,
gaged water basins of superior similarity to the development may be
used. Groundwater level records collected by the USGS for wells in
the Pennsylvania Observation Well Network are recommended for analysis
of the groundwater response. Records for Well BT-3 11 (USGS Site No.
410501079524401) in Butler County, Well AG-700 (USGS Site No. 403734080063001)
in Armstrong County, and Well BV-156 (USGS Site No. 403006080252301)
in Beaver County are suggested. The water budget analysis should include
a summary of the expected hydrologic response of the basin(s) to extremes
in precipitation and an analysis (problems, reliability, long-term
trends) of the data used to prepare the budgets. Utilizing the budget
which has been developed, the study shall focus on the relationship
of the development to the basin, including whether it is in a recharge,
intermediate or discharge part of the system and whether there is
ample recharge area for the needs of the community.
(12)
An analysis of the relationship of the development to the overall
hydrologic setting of the groundwater basin(s) and the expected hydrologic
response of the development to the variation noted in the hydrologic
budget analysis of the basin(s).
(13)
The study shall include a minimum of one test for each five
equivalent dwelling units or at least one test well for each reasonably
anticipated withdrawal of 5,000 gallons per day per development or
part thereof, whichever is less, and for each well constructed shall
include:
(a)
An accurate geologic log shall be kept which describes the materials
penetrated during well construction. Such descriptions shall include
the type, thickness, color, moisture content and depth encountered
of the soil and rock encountered during construction. In addition,
the log will note the depth, nature and water yield of each water
bearing zone encountered during construction. Yield of the well shall
be measured periodically during construction by volumetric or other
quantitative method. The well depth at the time of the measurements,
the yield and other relevant information shall be recorded on the
log.
(b)
An aquifer pumping test of not less than 48 hours' duration
or such additional time as is necessary to obtain sufficient data
to characterize the hydrological system shall be conducted at a rate
of not less than 150% of the average peak demand of all wells planned
for the development. A minimum well yield of five gallons per minute
per single-family lot or equivalent dwelling unit, as defined by the
Department of Environmental Protection regulations, 25 Pa. Code § 71.1,
shall be used. Such aquifer pumping test shall include a pumping well
and at least one observation well, both complete to monitor the same
hydrologic unit. Pre and post pumping water level data will be collected
from the pumping well and all observation wells for periods of time
adequate to correct the data collected during pumping and to analyze
the recovery of the wells following pumping. Poorly designed or improperly
conducted aquifer pumping tests yield results that are, at best, inconclusive.
For this reason, the developer is strongly urged to submit to the
Township an aquifer pumper test design for approval by the Township
Engineer prior to conducting the test. A complete log of the pumping
test shall be maintained and submitted as part of the report.
[1]
An analysis of a water sample, collected from the well at the
end of the aquifer pumping test and submitted to a Department of Environmental
Protection certified laboratory to determine its compliance with Environmental
Protection Agency safe drinking water parameters, shall be provided
to the Township for each well, and a copy of such test results shall
be submitted with the study.
(c)
To determine the impact of the development on existing wells,
necessary to characterize the hydrogeology of the development, existing
wells shall be monitored for changes in water levels. Water level
monitoring in these wells shall be sufficient to construct a hydrograph
for each well showing a continuous record of water levels before,
during and after the aquifer pumping test.
(d)
The discharge of the pumping well shall be periodically and
accurately measured during the aquifer pumping test. The results of
the measurements and the times they were taken shall be recorded on
the pumping test log.
(e)
A copy of the Pennsylvania Department of Environmental Protection
Water Well Completion Report Form, or such successor form for each
well constructed as part of this study, shall be included in the report.
(14)
The study shall analyze and interpret all relevant data regarding
the anticipated impact of the proposed development on the groundwater
supply and existing wells within 1,000 feet of the proposed development.
The credentials of the person(s) preparing the report shall be included
and conclusions shall be drawn from the analysis with respect to:
(a)
The availability of sufficient water for the proposed development
and existing wells.
(b)
The probable effects of long-term pumping of the wells proposed
for construction in the development on the groundwater levels of the
development; the groundwater levels of the property adjacent to the
development; and on the water budget of the groundwater basin(s) in
which the development is proposed, including the probable effects
during drought conditions.
(c)
Whether the groundwater recharge in the groundwater basin(s)
serving the subject property after development, during drought conditions
(where the twelve-month precipitation deficit is 40% of average annual
precipitation), will exceed the anticipated water usage and whether
the proposed development will lower the groundwater table in the area
to the extent of decreasing the groundwater supply available to other
property below acceptable levels. Comprehensive analysis may include
development of exceedance curves to provide a substantial statistical
basis for determining how frequently a drought is likely to occur.
(15)
The location, nature and potential influence of possible sources
of groundwater contamination within the development or upgrading the
development. Such sources would include, but are not limited to, occupied
or abandoned industrial sites, aboveground and below-ground fuel storage
tanks, agricultural chemical storage handling and application areas,
waste handling and disposal facilities, active or abandoned mining
operations, activities or abandoned oil or gas wells.
(16)
The impact of projected consumptive use on the groundwater system
shall be included in the analysis of the water budget for the development.
Such analysis shall include, but not be limited to, the consequences
on the water budget of diversions of water due to public sanitary
sewerage, stormwater management and such other alterations to the
hydrologic system that may result from construction of the development
itself or from existing or proposed construction upgradient of the
development.
