[Ord. 2011-6, 5/19/2011, § 401; as amended by Ord. No. 2022-005, 9/6/2022[1]]
For any of the activities regulated by this chapter, the final
approval of subdivision and/ or land development plans, the issuance
of any building or occupancy permit, or the commencement of any land
disturbance activity may not proceed until the property owner or developer
or his/her agent has received written approval of a stormwater management
site plan from the Township.
[1]
Editor's Note: This ordinance also changed the title of this
Part from "Stormwater Management Plan Requirements" to "Stormwater
Management Site Plan General Requirements."
[Ord. 2011-6, 5/19/2011, § 402; as amended by Ord. No. 2022-005, 9/6/2022]
1.
The stormwater management site plan shall consist of all applicable
calculations, maps and plans. A note on the maps shall refer to the
associated computations and erosion and sedimentation control plan
by title and date. The cover sheet of the computations and erosion
and sedimentation control plan shall refer to the associated maps
by title and date. All stormwater management site plan materials shall
be submitted to the Township in a format that is clear, concise, legible,
neat and well organized; otherwise, the stormwater management site
plan shall be disapproved and returned to the applicant.
2.
The following items shall be included in the stormwater management
site plan:
A.
A feasibility analysis that evaluates the potential application of infiltration, flow attenuation, bioretention, wetland or wet pond BMPs must be submitted with the stormwater management site plans required in Part 4 for those developments not intending the use of such facilities. This analysis shall provide:
(1)
An assessment of the anticipated additional runoff based on the design storm and post- development condition and utilizing the calculation procedures required in §§ 23-303 thru 23-307.
(2)
Indication of drainage areas on the development site resulting
in impervious, pervious and rooftop runoff.
(3)
Indication of type of land use (residential, nonresidential)
generating the impervious surface runoff.
(4)
Delineation of soils on the site from the NRCS, Soil Survey
of Bucks County and on-site soil study. Soil study shall be conducted
by a soil scientist and shall include sufficient probes/deep holes
to evaluate application of BMPs.
(5)
Indication of soils generally suitable for infiltration and/or
wet pond/artificial wetland BMPs as shown in "General Soil Suitability
for Infiltration, Wet Pond and Artificial Wetland Best Management
Practices With Consideration to Runoff Point of Origin and Land Use
Type," including specification of those soils requiring modifications.
(6)
Calculated acreage of suitable soils for infiltration BMPs and
wet pond or artificial wetland BMPs and percentage of suitable soils
based on total site acreage.
(7)
Calculated acreage of suitable soils for infiltration BMPs and
wet pond or artificial wetland BMPs made unavailable due to proposed
development layout and justification that alternative development
layout which would reduce impact on suitable soil availability is
unfeasible.
(8)
Analysis of potential infiltration or wet pond or artificial wetland BMPs which could be implemented to manage the projected post-development runoff with consideration of suitable soil availability runoff point of and type of land use [Subsection 2A(2) and (3) above] and the general design standards and maintenance issues included in this chapter including an indication of how most post-development runoff can be managed by these BMPs (e.g., the entire post-development runoff or partial amount of runoff expressed as a percentage).
(9)
Rationale for the decision to not proceed with implementation
of wet pond or artificial wetland BMPs such as insufficient soil suitability.
(10)
Rationale for not proceeding with infiltration oriented BMPs in accordance with § 23-303, Subsection 1A(3) of this chapter.
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The feasibility analysis must allow the Township to review the
general soil characteristics of a site and the proposed development
for that site and determine if infiltration BMPs or wet pond or artificial
wetland BMPs could have been more thoroughly pursued for use by the
developer. The information required in the analysis is detailed enough
to determine the potential applicability of these BMPs for a proposed
development, but general enough not to force a developer into incurring
excessive cost associated with conducting laborious field and/or laboratory
soil testing for a site which ultimately may not be suitable for infiltration
or wet pond or artificial wetland BMP implementation. However, with
the requirements for conducting a feasibility analysis, developers
will be aware that they are expected to use these BMPs wherever possible
and are required to provide adequate justification if these BMPs are
not to be implemented. Essentially, all developers will be conducting
feasibility analysis since such analysis would become the preliminary
step in evaluating the potential for implementation of these mandatory
BMPs where possible. Taking into consideration the areal extent of
suitable soils necessary to accommodate an infiltration facility,
or wet pond, or wetland BMP for the type and size of development proposed,
developers for those sites that are determined to be generally suitable
are required to conduct the detailed soil testing and other feasibility
testing required in other sections of this chapter which contain the
description and additional design criteria of these BMPs.
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B.
A detailed geologic evaluation of the project site shall be performed
to determine the suitability of recharge facilities. The evaluation
shall be performed by a qualified geologist and/or soil scientist,
and at a minimum, address soil permeability, depth to bedrock, susceptibility
to sinkhole formation, and subgrade stability.
C.
Whenever a stormwater management facility will be located in and within Carbonate Geology Overlay District (refer to § 27-2605 of the Township Zoning Ordinance [Chapter 27]) a geological evaluation of the proposed location shall be conducted to determine susceptibility to sinkhole formations. The design of all facilities over limestone formations shall include measures to prevent ground water contamination and, where necessary, sinkhole formation. Soils used for the construction of basins shall have low-erodibility factors ("K" factors). Installation of an impermeable liner shall be required in detention or retention basins.
D.
It shall be the developer's responsibility to verify whether the
development site is underlain by limestone. The following note shall
be attached to all stormwater management plans and signed and sealed
by the developer's professional engineer "I, __________, certify that
the proposed stormwater management facility (circle one) is/is not
underlain by limestone."
E.
General.
(1)
General description of project.
(2)
General description of permanent stormwater BMPs and management
techniques, including construction specifications of the materials
to be used for stormwater management facilities. If BMPs other than
green infrastructure methods and LID practices are proposed to achieve
the volume, rate, and water quality controls of this Part, written
justification for use of these BMPs must be submitted.
(3)
Complete hydrologic, hydraulic and structural computations for
all stormwater management facilities.
F.
Plan(s) of the project area shall be submitted on twenty-four-inch
x thirty-six-inch sheets and shall be prepared in a form that meets
the requirements for recording at the offices of the Recorder of Deeds
of Bucks County. The contents of the plan(s) shall include, but not
be limited to:
(1)
The location of the project relative to highways, municipalities
or other identifiable landmarks.
(2)
Watershed(s) within which the project is located (Neshaminy
Creek or Delaware River South).
(3)
Existing contours at intervals of two feet. In areas of steep
slopes (greater than 25%), five-foot contours may be used.
(4)
Existing streams, lakes, ponds or other bodies of water within
the project area.
(5)
Other physical features including flood hazard boundaries, sinkholes,
streams, existing drainage courses, wetlands, areas of natural vegetation
to be preserved and the total extent of the upstream area draining
through the site.
(6)
The locations of all existing and proposed utilities, sanitary
sewers and water lines located on the site and/or within 50 feet of
property lines with minimum setback distances for all existing and
proposed water supply wells and on-lot sewage disposal systems.
(7)
An overlay showing soil names and boundaries. The overlay shall
include a table on the map showing the recharge capabilities of each
soil existing on-site in inches per hour and describing their recharge
or infiltration capabilities.
(8)
Proposed changes to the land surface and vegetative cover, including
the type and amount of impervious area that would be added.
(9)
Proposed structures, roads, paved areas and buildings. Where
pervious pavement is proposed for parking lots, recreational facilities,
nondedicated streets, or other areas, pavement construction specifications
shall be noted on the plan.
(10)
Final contours at intervals at two feet. In areas of steep slopes
(greater than 25%), five-foot contour intervals may be used.
(11)
The name of the development, the name and address of the owner
of the property, and the name of the individual or firm preparing
the plan.
(12)
The date of submission.
(13)
A graphic and written scale of one inch equals no more than
50 feet. For tracts of 20 acres or more, the scale may be one inch
equals no more than 100 feet.
(14)
A North arrow.
(15)
The total tract boundary and size with distances marked to the
nearest foot and bearings to the nearest degree.
(16)
Existing and proposed land use(s).
(17)
A key map showing all existing man-made features beyond the
property boundary that may be affected by the project.
(18)
Horizontal and vertical profiles of all open channels, including
hydraulic capacity.
(19)
Overland drainage paths.
(20)
A twenty-foot wide access easement around all stormwater BMPs
and management facilities that would provide ingress to and egress
from a public right-of-way.
(21)
A note on the plan indicating the location of, and responsibility
for, maintenance of stormwater management facilities that would be
located off-site. All off-site facilities shall meet the performance
standards and design criteria specified in this chapter.
(22)
A construction detail of any improvements made to sinkholes
and the location of all notes to be posted, as specified in this chapter.
(23)
A statement on the plan, signed by the landowner, acknowledging
the stormwater BMPs and management facilities will be permanent fixtures
that can be altered or removed only after approval of a revised plan
by the Township, which shall be recorded with the record plan and
which shall be applicable to all future landowners.
(24)
The location of all erosion and sedimentation control facilities.
(25)
The following signature block for the design engineer:
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"(Design engineer), on this date (date of signature), has reviewed
and hereby certifies that the stormwater management site plan meets
all design standards and criteria of the Solebury Township Stormwater
Management Ordinance."
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G.
Required Supplemental Information.
(1)
A written description of the following information shall be
submitted.
(2)
A soil erosion and sedimentation control plan, where applicable,
including all reviews and approvals, as required by PADEP and/or Bucks
County Conservation District.
(3)
A geologic assessment of the effects of runoff on sinkholes
as specified in this chapter.
(4)
The effect of the project (in terms of runoff volume and peak
flow) on adjacent properties and on any existing Township stormwater
collection system that may receive runoff from the project site.
(5)
A highway occupancy permit from the PADOT District Office when
utilization of a PADOT storm drainage system is proposed.
(6)
An operations and maintenance (O&M) plan for all existing
and proposed physical stormwater facilities, as well as schedules
and costs for O&M activities. The plan shall address long-term
ownership and responsibilities for O&M.
H.
Stormwater Management BMPs.
(1)
All stormwater management BMPs must be located on a plan and
described in detail.
(2)
When infiltration methods such as seepage pits, beds or trenches
are proposed, the locations of existing and proposed septic tank,
infiltration areas and wells must be shown. A separation distance
of no less than 20 feet shall be provided between any septic system
and any facility used for stormwater management.
(3)
All calculations, assumptions and criteria used in the design
of the stormwater management BMPs must be shown. If multiple facilities
are proposed in conjunction with each other, such as infiltration
best management practices with vegetation based management practices,
a summary narrative, shall be included describing any sequence and
how the faculties are meant to function with each other to manage
stormwater runoff.
I.
All stormwater management plans shall note the following: Stormwater
management facilities are a permanent part of the development and
shall not be removed, altered or modified.
[Ord. 2011-6, 5/19/2011, § 403; as amended by Ord. No. 2022-005, 9/6/2022]
1.
For all activities regulated by this chapter, the steps below shall
be followed for submission of the stormwater management site plan
to the Township. For any activities that require a PADEP joint permit
application and regulated under 25 Pa. Code, Chapter 102, "Erosion
and Sediment Control," Chapter 105, "Dam Safety and Waterway Management,"
or Chapter 106, "Floodplain Management," of PADEP's rules and regulations,
require a PADOT highway occupancy permit, or require any other permit
under applicable local, state or federal regulations, the permit(s)
shall be part of the plan submission.
A.
The stormwater management plan shall be submitted by the developer
as part of the preliminary plan submission for the regulated activity.
B.
The number of copies (minimum of three) of the stormwater management
site plan required to be submitted to the Township administrative
staff shall be determined by resolution of the Board of Supervisors.
C.
Distribution of the stormwater management plan shall be determined
by resolution of the Board of Supervisors. The distribution list,
at a minimum, shall include the Township Engineer and the Bucks County
Planning Commission, as well as any other agencies or entities designated
by the resolution of the Board of Supervisors.
[Ord. 2011-6, 5/19/2011, § 404; as amended by Ord. No. 2022-005, 9/6/2022]
1.
The Township Engineer shall review the stormwater management site
plan for consistency with the adopted Watershed Act 167 Stormwater
Management Plan, this chapter, and applicable Township ordinances.
The Township shall require receipt of a complete plan, as specified
in this chapter.
2.
The Township Engineer shall review the stormwater management site plan for any subdivision or land development against the Township Subdivision and Land Development Ordinance [Chapter 22] provisions not superseded by this chapter.
3.
For activities regulated by this chapter, the Township Engineer shall
notify the Township Secretary in writing, whether the stormwater management
site plan is consistent with Township ordinances and other relevant
regulations. Should the stormwater management site plan submitted
by the applicant be determined to be consistent with Township ordinances
and other relevant regulations, the Township Engineer will forward
a review letter to the applicant with a copy to the Township Secretary.
4.
For regulated activities specified in §§ 23-104, Subsection 4E, F, and J of this chapter, the Township Engineer shall notify the Township Secretary in writing whether the stormwater management site plan is consistent with this chapter and forward a copy of the review letter to the developer. Any disapproved stormwater management site plan may be revised by the developer and resubmitted consistent with this chapter.
5.
The Township shall not approve any subdivision or land development or regulated activities specified in §§ 23-104, Subsection 4A and B of this chapter if the stormwater management site plan has been found to be inconsistent with the adopted Watershed Act 167 Stormwater Management Plan. All required permits from PADEP must be obtained prior to, or as a requirement of, final approval.
6.
For any
SWM site plan that proposes to any BMPs other than green infrastructure
and LID practices to achieve the volume and rate controls required
by this Part, the Township will not approve the SWM site plan unless
it determines that green infrastructure and LID practices are not
practicable.
7.
The Township Building Permit Office shall not issue a building permit for any regulated activity specified in § 23-104 of this chapter if the stormwater management site plan has been found to be inconsistent with this chapter, as determined by the Township Engineer, or without considering the comments of the Township Engineer. All required permits from PADEP must be obtained prior to issuance of a building permit.
8.
The developer shall be responsible for completing an "as-built survey"
of all stormwater management BMPs included in the approved stormwater
management site plan. The as-built survey and an explanation of any
discrepancies with the design plans shall be submitted to the Township
Engineer for review. In no case shall the Township approve the as-built
survey until the Township receives a copy of an approved declaration
of adequacy, highway occupancy permit from the PADOT District Office,
and any applicable permits from PADEP.
9.
The Township' s approval of a stormwater management site plan shall be valid for a period not to exceed two years. If stormwater management facilities included in the approved stormwater management site plan have not been constructed, or if an as-built survey of these facilities has not been approved within this two-year time period, then the Township may consider the stormwater management site plan disapproved and may revoke any and all permits. Stormwater management plans that are considered disapproved by the Township shall be resubmitted in accordance with § 23-407 of this chapter.
[Ord. 2011-6, 5/19/2011, § 405; as amended by Ord. No. 2022-005, 9/6/2022]
A set of stormwater management site plans approved by the Township
shall be on file at the site throughout the duration of the development
activity. Periodic inspections may be made by the Township or designee
during development activities.
[Ord. 2011-6, 5/19/2011, § 406; as amended by Ord. No. 2022-005, 9/6/2022]
It shall be unlawful for any person to undertake any development
activity on any property except as provided for in the approved stormwater
management site plan and pursuant to the requirements of this chapter.
It shall be unlawful to alter or remove any BMP required by the stormwater
management plan pursuant to this chapter or to allow the property
to remain in a condition which does not conform to the approved stormwater
management site plan.
[Ord. 2011-6, 5/19/2011, § 407]
1.
At the completion of the project, and as a prerequisite for the release of the performance guarantee under § 23-701, the owner or his representatives shall:
A.
Contact the Township Engineer to request inspection of the site for
completion of stormwater management facilities and compliance with
the approved plans and specifications.
[Ord. 2011-6, 5/19/2011, § 408; as amended by Ord. No. 2022-005, 9/6/2022]
1.
A modification to a submitted stormwater management site plan for a development site that involves a change in stormwater management facilities or techniques, or that involves the relocation or redesign of stormwater management facilities, or that is necessary because soil or other conditions are not as stated on the stormwater management site plan as determined by the Township Engineer, shall require a resubmission of the modified stormwater management site plan consistent with § 23-403 of this chapter and be subject to review as specified in § 23-404 of this chapter.
2.
A modification to an already approved or disapproved stormwater management
site plan shall be submitted to the Township, accompanied by the applicable
review. A modification to a stormwater management site plan for which
a formal action has not been taken by the Township shall be submitted
to the Township, accompanied by the applicable Township review fee.
[Ord. 2011-6, 5/19/2011, § 409; as amended by Ord. No. 2022-005, 9/6/2022]
An occupancy permit shall not be issued unless the stormwater
management facilities approved for the site have been installed and
found satisfactory to the Township Engineer.
