A.
Purpose.
(1)
The purpose of the presubmission sketch plan is to provide an opportunity
for the applicant to consult informally with the West Rockhill Township
Planning Commission before preparing a preliminary and/or final plan
and formal application for approval.
(2)
The presubmission sketch plan procedure gives the Township the opportunity
to provide informal guidance to the applicant at a stage when potential
differences can be easily resolved.
(3)
Submission of the sketch plan, while not required, is strongly encouraged.
C.
Data furnished in a presubmission sketch plan shall be at the discretion
of the subdivider but is suggested to include the following:
(1)
Name of subdivision or land development.
(2)
Name, address and telephone number of the owner of record and applicant,
including a reference to the Tax Map parcel number and the deed book
and page number of the last deed of conveyance.
(3)
Name and address of the engineer, surveyor, or person responsible
for the plan.
(5)
Location map showing relation of the site to adjoining properties
and streets within 1,000 feet. Scale one inch equals 800 feet.
(6)
North arrow.
(7)
Written and graphic scales (including scale of location map).
(8)
Total acreage of the site.
(9)
Site boundaries.
(10)
Streets on and adjacent to the site.
(11)
Buildings (and their uses), driveways, sewer lines, sewer systems,
wells, storm drains, culverts, bridges, utility easements, quarries
and other significant man-made features within the site.
(12)
Proposed general street layout.
(13)
Proposed general lot layout.
(14)
Types of buildings proposed.
(15)
Number of units proposed.
(16)
Open space areas.
(17)
Recreation areas.
(18)
Significant topographical, geological, and physical features
including, but not limited to, floodplains, steep slopes, boulders,
ponds, streams, wetlands, which may impact or limit the proposed use
of the property.
(19)
The proposed method of water supply, sewage disposal and stormwater
management shall be noted.
D.
A subdivision sketch plan should be drawn to scale although precise
dimensions are not required.
A.
Purpose. The purpose of this section is to provide an expeditious
means of subdivision approval for lot line adjustments and minor subdivisions.
A lot line adjustment involves relocation of one or more existing
boundary line(s) between two adjacent lots, or the shifting of boundary
lines to increase the area of an existing lot; provided, however,
that the lot line adjustment results in the same or fewer number of
lots than existed prior to the lot line adjustment.
B.
Drafting standards. (Lot line adjustment and minor subdivision.)
(1)
The plan shall be drawn at a scale of one inch equals 50 feet.
(2)
Dimensions shall be set forth in feet and decimal parts thereof and
bearings in degrees, minutes and seconds.
(3)
Each sheet shall be numbered and shall show its relationship to the
total number of sheets.
(4)
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.
(5)
Plan shall be so prepared and bear an adequate legend to indicate
clearly which features are existing and which are proposed.
(6)
The boundary line of the subdivision shall be shown as a solid heavy
line.
(7)
Plan shall be on sheets either 18 inches by 24 inches or 24 inches
by 36 inches. All plan sheets shall be of the same size. All lettering
shall be so drawn as to be legible if the plan should be reduced to
half size.
C.
General information. (Lot line adjustment and minor subdivision.)
Plan shall show or be accompanied by the following information:
(1)
Name of subdivision or land development.
(2)
Name and address of owner of record and applicant.
(3)
Name, address, seal, and signature of all professionals who participate
in preparation of the plan, including the professional seal and signature
of the individual certifying the accuracy of the plan and compliance
with applicable standards.
(4)
Date of preparation of the plan, a descriptive list of revisions
to the plan, and the revision dates. (All sheets must contain the
same date and revision dates. If no revisions are made to a particular
sheet, same shall be noted.)
(5)
Tax parcel numbers, deed book and page numbers of properties involved
including any deed restrictions to the property and recorded plan
book and page number for previously recorded subdivisions. A copy
of the current deed(s) for the tract shall be submitted with the plan.
(7)
Location map showing the relationship of the site to adjoining properties,
proposed property lines, zoning district boundaries, and streets within
1,000 feet. Scale of the location map shall be one inch equals 800
inches.
(8)
North arrow.
(9)
Written and graphic scales for plan and location map.
(10)
Total acreage of the site (net and gross); proposed lot areas
(net and gross); area of ultimate right-of-way; and in the case of
lot line adjustments, area being conveyed, and a summary of pre/post
development areas of lots involved.
(11)
Tract boundary (as determined by field survey).
(12)
Both existing and proposed property lines, including bearing
and distance information.
(13)
Streets on and adjacent to the site with legal and ultimate
rights-of-way.
(14)
All existing buildings/structures (temporary or permanent; and
their uses), driveways, wells, sewer systems, utility easements, all
other easements, utility poles (with ownership and pole number ID
certification), etc.
(15)
Existing and proposed concrete monuments, iron pins, and other
survey markers.
(16)
USGS contours.
(17)
Current property owner names and tax parcel numbers of all immediately
adjacent lands on all sides of the property and across streets.
(18)
All other easements and restrictions on the property.
D.
Additional requirements. (Minor subdivisions.) In addition to requirements of § 365-18B and C above, minor subdivision plans shall show or be accompanied by the following information:
(1)
Soil types within the site based on maps contained in the USDA, Natural
Resource Conservation Service Web Soil Survey, as amended. A table
shall indicate each soil's limitations for community development.
(2)
Contour lines measured at vertical intervals of two feet. Contour
lines shall be determined by on-site survey, not interpretation of
USGS maps. At a minimum, contours shall be established at location
of proposed driveways, dwellings, septic systems and other areas of
development as deemed necessary by the Township.
(3)
Datum to which contour elevations refer. Bench mark shall be identified.
(4)
Existing vegetation, including wooded areas, large trees over six
inches caliper standing alone, and other significant vegetations limits
of trees/vegetation to be removed/preserved.
(6)
Proposed improvements, including buildings (and their uses), driveways,
sewer lines, stormwater management facilities, street improvements,
grading, and other requirements of this chapter.
(7)
Soil erosion and sedimentation control plan prepared in accordance with § 365-44 of this chapter (where earth disturbance is proposed).
A.
Purpose. The purpose of the preliminary plan is to enable the Township to examine proposals for compliance with Chapter 450, Zoning, this chapter, and other Township ordinances. Preliminary plans are required for all land developments and major subdivisions.
B.
Plan preparation.
(1)
The preliminary plan shall be at a scale of not more than 50 feet
to the inch.
(2)
Plan and profile views shall be drawn at a scale of one inch equals
50 feet and one inch equals five feet respectively. Horizontal and
vertical scales of one inch equals 20 feet and one inch equals two
feet shall be permitted when greater detail is required as deemed
necessary by the Township Engineer.
(3)
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.
(4)
Sheet sizes shall be either 18 inches by 24 inches or 24 inches by
36 inches.
(5)
All sheets shall be the same size and be numbered relative to the
total number of sheets (e.g., 1 of 4, etc.) If a new sheet is added,
all sheets shall be appropriately renumbered. Use of letters to denote
new sheets (e.g., Sheet 1A of 4) shall not be permitted.
(6)
Where two or more sheets are required to show the entire tract, a
reduced scale key plan shall be included to show how the sheets correspond.
(7)
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.
(8)
Plan shall be so prepared and bear an adequate legend to clearly
indicate which features are existing and which are proposed.
(9)
Site outboundary shall be shown as solid heavy line.
C.
General information. All preliminary plans shall show the following
general information.
(1)
Proposed subdivision or land development name or identifying title.
(2)
Name(s) and address(es) of the owner(s) of the property, including
reference to deed book, volume and page of current legal owner.
(3)
Name and address of applicant.
(4)
Name and address of the firm which prepared the plan, and professional
seal of the individual certifying its accuracy and compliance with
applicable standards.
(5)
Date of preparation of the plan and a descriptive list of revisions
to the plan, and the revision dates.
(6)
North arrow.
(7)
Location map showing the relationship of the site to adjoining properties,
proposed property lines, zoning district boundaries, and streets within
1,000 feet. Scale of the location map shall be one inch equals 800
feet.
(8)
Written and graphic scales for plan and location map.
(9)
Tract boundary with bearing and distance information.
(10)
Tax Map parcel number(s) of parcels which comprise the subdivision
or land development, deed book and page numbers of the properties
involved including deed restrictions to the property, recorded plan
book, and page number for the previously recorded subdivision (if
any). A copy of the current deed(s) for the tract and all previously
recorded subdivision plans (if any) shall be submitted with the plan.
(11)
Zoning requirements including the following where applicable:
(a)
Zoning district; and district boundaries if within 500 feet
of the site boundary.
(b)
Lot size and yard requirements.
(c)
Variances or special exceptions granted.
(d)
Buffer yard requirements.
(e)
Site capacity calculations.
(f)
Inventory of all natural resources, natural resource protection
rates, allowable disturbance to each resource, and proposed disturbance
to each resource.
(g)
Parking requirements.
(h)
Proposed use, including designation under Chapter 450, Zoning (e.g., Use B-1, Single-Family Detached).
(i)
Allowable and proposed density.
(j)
Proposed impervious surface area ratio, allowable impervious
ratio, and tabulation of proposed impervious area.
(k)
Dwelling unit mix.
(12)
Tax Map parcel number and names of current owners of immediately
adjacent lands on all sides of the property and across streets.
(13)
Total acreage of the site (net and gross) and number of proposed
lots and/or dwelling units, or gross leasable floor area.
(14)
Statement identifying existing and proposed method of sewage
disposal and water service. If public, name of agency providing service.
(15)
Statements regarding maintenance responsibilities of permanent
stormwater management control facilities, swales, drainageways, riparian
buffers, and open space areas.
D.
Existing features plan. Within the tract proposed for subdivision
and/or land development, and within 100 feet of the tract boundaries,
the following information shall be shown on the preliminary plan:
(1)
All existing property lines of site if currently containing several
smaller parcels.
(2)
All property and easement boundaries defined by bearing and distance
information.
(3)
Total width of streets and alleys; names of streets and alleys; total
width of legal rights-of-way and ultimate rights-of-way. Half widths
of streets and alleys shall be dimensioned as measured from physical
center line to legal and ultimate rights-of-way.
(4)
Buildings (and their uses), driveways, wells, sanitary sewer systems,
pipelines, underground and/or aboveground storage tanks, pools, fences,
silos, water systems, fire hydrants, valves, towers, etc.
(5)
Utility poles with identification information/numbers and streetlights.
(6)
Contour lines measured at vertical intervals of two feet. Contour
lines shall be determined by on-site survey, not interpretation of
USGS maps. Location of survey bench mark shall be noted. Bench mark
shall be based on USGS datum reference points or sanitary sewer manhole
datum (whichever is more accessible relative to location to site).
Assumed bench mark elevations and arbitrary control points will not
be acceptable unless approved by the Township Engineer.
(7)
Concrete monuments, iron pins and other survey markers within and
along site outboundary, rights-of-way, easements, etc.
(8)
Soil types within the site based on maps contained in the USDA Natural
Resource Conservation Service Web Soil Survey, as amended. A table
shall indicate each soil's limitations for community development.
(9)
Areas of vegetation including wooded areas and large trees over six
inches caliper standing alone. Areas of scrub growth with an understory
height of at least four feet shall be delineated independently of
wooded areas.
(10)
Watercourses, storm sewers, culverts, bridges, or any other
significant drainage features and facilities with associated inverts,
pipe/culvert sizes, material, and lengths, and all applicable dimensional
information.
(11)
Floodplain areas or districts, including information on 100-year
flood elevations. FEMA cross sections and elevations shall be utilized
to delineate floodplain boundary where detailed study information
is available. Where detailed study information is not available, 100-year
flood elevations shall be calculated utilizing HEC I computations
to generate flow information and HEC II computations to calculate
water surface elevations. Structures culverts, obstructions, bridges
or any other significant feature within 500 feet downstream of the
site shall be included within the study to account for potential backwater
affects. Basins, ponds, flood control facilities or any other significant
drainage facility within upstream tributary area shall be included
in the study. Use of TR-55 "Urban Hydrology for Small Watersheds"
United States Department of Agriculture, Soil Conservation Service,
will be an acceptable alternate method for calculating 100-year flow
rates. Use of other methods must be approved by the Township Engineer.
(12)
Utility, private and/or public easements, and purposes for which
the easements have been established with all applicable restrictions
and/or covenants.
(13)
Wetlands, wetland buffers, ponds, pond shorelines, lakes, lake
shorelines, riparian buffers with total area of coverage listed. List
of soil consultant's qualifications must be submitted with a certification
as to accuracy of the delineation. Certification must properly reference
plan by title, date and parcel number.
(15)
Predeveloped drainage boundaries with associated areas, time
of concentration paths, and runoff factors.
E.
Site improvement plan. A site improvement plan shall be prepared
and include the following proposed improvements:
(1)
General lot layout, easement and right-of-way boundaries.
(2)
Location of dwellings and structures including exterior dimensions,
first floor elevation, and garage floor elevation.
(3)
Sanitary and storm sewer layout, pipe lengths, size, material, slopes,
inverts, and grate/manhole elevations.
(4)
Location of water mains, fire hydrants, electric utilities, and gas
utilities.
(5)
Streets, curb, sidewalk, pedestrian ramps, pedestrian paths, bike
paths, and recreational facilities.
(6)
Street and alley widths.
(7)
Driveway locations.
(8)
Street intersections.
(9)
Cartway widening improvements and appropriate dimensions from existing
roadway center lines.
(10)
Existing and proposed sight distances at existing and/or proposed
intersections. Sight distances shall be determined in accordance with
67 Pa. Code Chapter 441.
(11)
Parking areas, parking stalls, aisles, and associated dimensions.
(12)
Curb and cul-de-sac radii.
(13)
Culverts, bridges, basins, and any other significant drainage
facility.
(14)
Street signage.
(15)
Buffer yards.
F.
Grading plan. Grading plan shall include the following:
(1)
General site layout, property lines, easement boundaries, structures,
streets, curb, sidewalk, etc.
(2)
First floor elevation and garage floor elevation of all existing
and proposed buildings.
(3)
Existing and proposed contours.
(4)
Bottom and top of curb elevations around curb returns at intersection,
and turnaround area on cul-de-sac streets.
(5)
General layout of storm sewer.
(6)
Grate elevations of storm sewer inlets.
(7)
Rim elevations of manholes.
G.
Stormwater management plan. Stormwater management plan shall include
the following:
(1)
General site layout of streets, buildings, sidewalk and curb, and
storm sewer.
(2)
Post-development drainage boundaries with associated areas, time
of concentration, flow path and runoff factors listed.
(3)
Existing contours.
(4)
Proposed grading.
(5)
Required stage/storage chart for stormwater management basins.
(6)
Discharge location of all roof drains and sump pump lines.
H.
Erosion and sedimentation control plan. Erosion and sedimentation control plan shall be prepared in accordance with applicable provisions of 25 Pa. Code Chapter 102, "Erosion Control," DEP Erosion and Sediment Pollution Control Program Manual, Erosion and Sedimentation Pollution Control Plan Guide for Small Projects, (as published by the Southeast Pennsylvania Association of Conservation Districts), and Special Protection Waters Implementation Handbook, and in accordance with § 365-44 of this chapter.
I.
Recreation, landscaping, and lighting plan. Recreation, landscaping
and lighting plan shall include the following existing and proposed
features:
(1)
General lot layout and setbacks, easement and right-of-way boundaries.
(2)
Location of driveways, structures, curb and sidewalk.
(3)
Layout of sanitary sewer, associated laterals, storm sewer, water,
electric and gas utilities.
(4)
Proposed tree and planting locations (including riparian buffer plantings)
coordinated with underground and overhead utilities maintaining required
horizontal and vertical separation distances.
(5)
Location of parking area lighting, driveway lampposts, and streetlight
fixtures with radial extent of illumination in form of isolux contours
in units of horizontal footcandles (HFC). Isolux lines shall be in
increments of 0.5 HFC.
(6)
Buffer yards and riparian buffers with applicable yard widths dimensioned.
(7)
Proposed layout and design of recreational facilities and buffering
for same.
J.
Plan and profiles. Plan and profiles shall be prepared for all existing
and proposed streets and utilities where improvements are proposed
or are being extended from existing facilities (including off-site);
and shall include the following:
(1)
Profiles shall include at a minimum the following:
(a)
Existing and proposed ground elevations and profile.
(b)
Proposed profile of ground and/or street.
(c)
All applicable vertical curve data for streets.
(d)
Sight distance requirements.
(e)
Sanitary sewer, storm drainage, and water service facilities;
vertical separation distances at utility crossings, and encasements;
inverts of pipes at crossing locations.
(f)
All utility and storm pipe sizes, materials, slopes, inverts
and lengths.
(g)
Inlet and manhole inverts, rim and grate elevations; top of
wall elevations for endwalls and headwalls.
(h)
Center line stationing along profile, and vertical geometry.
(i)
Profiles for streets shall follow roadway center lines.
(j)
Stationing of sanitary sewer laterals and inverts for same.
(k)
Manhole and inlet numbering corresponding to profile view.
(l)
Profiles along existing streets for areas of cartway widening
shall include existing edge of road profile and bottom of curb profile.
(2)
Plan views shall include at a minimum the following:
(a)
Right-of-way and easement boundaries.
(b)
Dimensioning of street widths.
(c)
Location of curb, sidewalk, driveway entrances and pedestrian
ramps.
(d)
Center line stationing along streets, and horizontal geometry.
(e)
Location of all sanitary sewer mains and laterals, storm sewer,
roof drains and sump pump leaders, water mains and gas mains.
(f)
Manhole and inlet numbering corresponding to profile view.
(g)
Location of street and regulatory signs.
(h)
Proposed contours within limits of right-of-way boundaries.
(i)
Top and bottom of curb elevations at ends of returns; and centrally
along returns, at intersections and other critical locations as deemed
necessary by Township Engineer.
(j)
Plan views of improvements along existing streets shall include
existing center line and edge of road spot elevations every 25 linear
feet.
K.
Construction details plan. The construction details plan shall include
but not be limited to the following general construction details:
(1)
Roadway/widening construction.
(2)
Utilities installation, bedding and backfill.
(3)
Storm sewer installation, bedding and backfill.
(4)
Water line installation, bedding, and backfill.
(5)
Sanitary sewer installation, bedding and backfill.
(6)
Stormwater management facilities.
(7)
Traffic control.
(8)
Erosion and sedimentation control.
(9)
Sidewalk and curb installation specifications.
(10)
Right-of-way and easement restoration.
(11)
Special structures.
(12)
Drainage swale design information.
(13)
Fencing details.
(14)
Landscaping material and planting.
(15)
Any other details as deemed necessary by the Township and/or
Township Engineer.
L.
Additional documentation. The following information shall be submitted
with the preliminary plan where applicable:
(5)
A statement describing the manner in which the developer shall advise
each prospective purchaser of a residential lot or unit of the existence
and location of certain conditions impacting on the purchased property
including:
(a)
Location and type of adjacent open space or recreational facilities.
(b)
Location and type of any stormwater management easements.
(c)
All utility, drainage, and other easements.
(d)
Any deed restrictions and/or restrictive covenants established
on the lot during the course of the subdivision approval process.
(e)
Any streetlight or fire hydrant assessments by any municipal
entity.
(f)
Such other information as directed by the Township.
(7)
A plan for the ownership and maintenance of open space.
(8)
Stormwater management calculations and reports including a plan for
the ownership and maintenance of nondedicated stormwater management
facilities.
(9)
A color aerial map of the site showing the site outboundary. Aerial
map shall extend a minimum of 200 feet beyond the site outboundary.
M.
Notice of preliminary plan. For all subdivisions and land developments,
notice of filing of preliminary plan shall be given by the applicant
to all landowners of record, as follows.
(1)
Proof of notice shall be given at the time of application and shall be by certified letter to each landowner of record pursuant to Subsection M(3) below.
(2)
The foregoing letter shall identify the following:
(a)
Date of application.
(b)
Record owner of the tract to be developed.
(c)
The location of the tract to be developed indicating street
address, zoning district and Tax Map parcel number.
(d)
Description of proposed development including use, number of
lots, size of buildings (nonresidential) and access.
(3)
Property owners to be notified shall include:
(a)
Minor subdivisions and land developments with up to 10,000 square
feet buildings: adjoining properties (including across streets).
(b)
Subdivisions of three to nine lots: properties within 500 feet.
(c)
Subdivisions of 10 lots or more: properties within 1,000 feet.
(d)
All other land developments: properties within 1,000 feet.
A.
Upon completion, all subdivision and land development applicants
shall submit one clear and legible black-line print on three-mil (minimum)
Mylar of the record plan sheet(s), three paper prints of the record
plan sheet(s), two paper prints of the complete plan set, and one
electronic (.pdf) file of the complete plan set.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
C.
All plans must be acknowledged with a raised notary seal affixed;
raised seal of registered engineer and/or surveyor responsible for
the plan; and raised seal of architect and/or landscape architect
who collaborated in the preparation of the plan; and if the applicant
is a corporation, a raised corporate seal. All plans must be approved
by the Board of Supervisors together with the raised Official Seal.
G.
Opinion of cost prepared by professional engineer for proposed improvements.
H.
One original and two copies of all legal descriptions for street
and utility rights-of-way, easements, open space, and any other areas
as determined by the Township. All descriptions shall be signed and
sealed by the responsible surveyor.
I.
Notes and certificates. The record plan must include the following
notes and certificates:
(1)
On all applications where improvement construction plans are required,
the following note shall appear on the record plan: "Sheets 2 through
_____, inclusive, on record at the Township, shall be considered a
part of the approved final plan as if recorded with same." These shall
be listed by sheet number and title on the record plan.
(2)
The signature of the licensed engineer and/or licensed surveyor certifying
that the plan represents a survey made by him; that any existing monumentation
shown hereon exists as located; and the dimensional and geodetic details
are correct.
(3)
An acknowledgment as follows:
(a)
Where the owner(s) are individuals, all shall join as follows:
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Commonwealth of Pennsylvania:
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Signature of owner
| ||
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SS.
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County of Bucks
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On the _____ day of _____, 20 _____, before me the subscriber,
a Notary Public of the Commonwealth of Pennsylvania, residing in __________
personally appeared (name(s) of all owners), known to me (or satisfactorily
proven) to be the persons whose name(s) (is/are) subscribed to the
foregoing plan, and acknowledge that (he/she/they)(is/are) the registered
owner(s) of the designated plan, that all necessary approvals of the
plan have been obtained and is endorsed thereon, and that (he/she/they)
desire(s) that the foregoing plan be recorded according to law.
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Witness my hand and notarial seal, the day and year aforesaid.
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Notary Public
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My Commission Expires __________
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(SEAL)
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(b)
Where the owner is a corporation:
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Commonwealth of Pennsylvania
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SS.
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County of Bucks
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On the _____ day of _____, 20 _____, before me the subscriber,
a Notary Public of the Commonwealth of Pennsylvania, residing in __________
personally appeared (name of officer of corporation), who acknowledged
(himself/herself) to be the (president/secretary) of (name of the
corporation), a corporation, and that as such (president or secretary),
being authorized to do so, (he/she) executed the foregoing plan by
signing that the said corporation is the registered owner of the designated
land, that all necessary approvals of the plan have been obtained
and is endorsed thereon, and that (he/she/they) desire(s) that the
foregoing plan be recorded according to law.
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Witness my hand and notarial seal, the day and year aforesaid.
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Notary Public
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My Commission Expires__________
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(SEAL)
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(4)
Approved Notation by the Township shall be as follows:
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Approved by the Board of Supervisors of the Township of West
Rockhill this _____ day of _____, 20 _____.
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___________________________________
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___________________________________
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(5)
Township Planning Commission Notations:
|
Recommended for approval by the West Rockhill Township Planning
Commission this _____ day of _____, 20 _____.
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___________________________________
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___________________________________
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(6)
Bucks County Planning Commission Notation:
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BCPC No. __________
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PROCESSED AND REVIEWED. Report prepared by the Bucks County
Planning Commission in accordance with the Municipalities Planning
Code.
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Certified this date __________
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___________________________________
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Executive Director, Bucks County Planning Commission
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(7)
Recording notation.
|
Recorded in the office of the Recorder of Deeds, Bucks County,
Pennsylvania in Plan Book - _____ Page _____ on the _____ day of _____,
20 _____.
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(8)
Signatures to appear on plan. The following signatures shall be placed
directly on the plan in black ink:
(a)
The owner or owners of the land. If the owner of the land is
a corporation, the signatures of the president and secretary and the
corporate seal shall appear.
(b)
The notary public acknowledging the owner's statement of intent.
(c)
The licensed engineer and/or licensed surveyor who prepared
the plan. If an architect and/or a landscape architect collaborated
in the preparation of the plan, his signature and seal shall also
appear.
(d)
Any other professionals involved in preparation of the plan
(e.g., wetland specialist, landscape architect, geologist, etc.).
(e)
The Bucks County Planning Commission.
(f)
The Planning Commission of West Rockhill Township.
(g)
The Supervisors of West Rockhill Township.
Upon completion of public improvements (prior to acceptance or approval of same by the Board of Supervisors in accordance with provisions set forth in Article VI of this chapter), the subdivider or developer will furnish the Township with as-built plans for all utilities, roads, stormwater management facilities, and other public/private improvements shown on the approved plans. As-built plans for detention/retention basins and/or underground storage facilities utilized for stormwater management must be prepared and submitted to the Township Engineer for review immediately upon completion of rough grading to verify required stage/storage capacity. As-built plans for these facilities must be reviewed for compliance with stormwater management plan design requirements prior to any additional site work. As-built plans shall contain information listed in Appendix D.[1]
[1]
Editor's Note: Said appendix is included an attachment to
this chapter.
A.
Purpose. The traffic impact study will enable West Rockhill Township
to assess the impact of the proposed development on the transportation
system, on highways, public transportation and pedestrian/bicycle
trails, in the Township. Purpose of the impact study is to ensure
that proposed developments do not adversely affect the transportation
network and to identify any traffic problems associated with access
between the site and the existing transportation network as well as
recommend necessary improvements that will mitigate deficient traffic
operations. The study's purpose is also to delineate solutions to
potential problems and to present improvements to be incorporated
into the proposed development. The study shall assist in the protection
of air quality, conservation of energy and encouragement of public
transportation use.
B.
Traffic impact study shall be prepared by a qualified traffic engineer
and/or transportation planner with previous traffic study experience.
Procedures and standards for the traffic impact study are set forth
herein. Applicant may provide funds to the Township which may hire
a traffic engineer of its choice to conduct the study if this procedure
is deemed appropriate by the Township.
C.
Applicability.
(1)
A traffic impact study shall be submitted for all residential subdivisions
or land developments of 25 or more residential lots or dwelling units;
all commercial, office, industrial, institutional or other nonresidential
uses requiring subdivision or land development approval; all rezoning
requests; or any other project, when deemed necessary by the Board
of Supervisors.
(2)
The West Rockhill Township Board of Supervisors, at its discretion,
may require any other subdivision or land development application
to be accompanied by a traffic impact study; provided, however, that
the Supervisors notify the applicant within 60 days following the
Planning Commission's first meeting to consider the proposal. Such
a notification shall specify the reason for the requirement, citing
the proposal's particular location or existing problems or type of
use (i.e., generation of heavy truck traffic).
D.
ENGINEERING AND TRAFFIC STUDIES
LEVEL OF SERVICE
PUBLIC TRANSPORTATION
QUEUE ANALYSIS
STUDY AREA
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. As used in this section, the following terms shall have
the meanings indicated:
Shall be prepared in accordance with Pennsylvania Code Title
67, Chapter 201, "Engineering and Traffic Studies."
Level of service, as described in the 2000 Highway Capacity
Manual, as updated and amended, indicates how well traffic moves on
a particular highway facility or through a specific intersection.
There are six levels of servicing ranging from "A" through "F." Level
of service "A" indicates generally free movement. Level of service
"E" represents maximum capacity of the facility. Level "F" indicates
congestion. Level of service "D" is considered the level of service
design threshold.
Transportation service for the general public provided by
a common carrier of passengers generally on a regular route basis,
or a private operator offering service to the public.
An analysis that identifies the maximum queue of vehicles
in each traffic stream, measured in feet. The analysis shall utilize
a computer model typically accepted by the Department of Transportation
and the Township, which will calculate the queues and which can be
calibrated to represent existing conditions.
The study area shall be the area of land within the Township
that is likely to be affected by the development; the selected area
shall be discussed with and approved by the Township Traffic Engineer
and PennDOT prior to initiating the study. Specific intersections
to be included in the study shall also be approved by the Township
Traffic Engineer prior to initiating work.
The total count of trips to and from a study site per unit
of land use as measured by parameters such as dwelling units, acres,
etc.
This procedure compares the volume of a roadway or intersection
approach to its capacity (maximum number of vehicles that can pass
a given point during a given time period.) The procedures described
in the 2000 Highway Capacity Manual, Transportation Research Board
Special Report 209, as updated and amended, shall be followed.
This is a series of warrants which detail the minimum traffic
or pedestrian volumes or other criteria necessary for the installation
of a traffic signal. These warrants are contained in the Manual on
Uniform Traffic Control Devices for Streets and Highways, U.S. Department
of Transportation, Federal Highway Administration, 2000, as updated
and amended.
E.
General requirements and standards. A transportation impact study
shall contain the following information:
(1)
General site description. The site description shall include the
size, location, proposed land uses, any construction staging and the
completion date of the proposed subdivision or land development. If
the development is residential, types of dwelling units shall also
be included. A brief description of other major existing and proposed
developments within the study area shall be provided. The general
site description shall also include probable socioeconomic characteristics
of potential site users to the extent that they may affect the transportation
needs of the site (e.g., number of senior citizens).
(2)
Transportation facilities description.
(a)
The description shall contain a full documentation of the proposed
internal and existing external transportation system. This description
shall include proposed internal vehicular, bicycle and pedestrian
circulation, all proposed ingress and egress locations, all internal
roadway widths and rights-of-way, parking conditions, traffic channelizations
and any traffic signals or other intersection control devices at all
intersections within the site. Also, the description shall include
the characteristics of the site users with respect to their transportation
needs. In addition, the description for institutional, educational,
day care, or other similar facilities shall include a narrative of
the shift changes or arrival and dismissal times, student drop-off/pick-up
procedures, number of school buses, and number of students, where
appropriate. The description shall also include an evaluation of any
proposed drive-through facilities to establish adequacy of the proposed
design, relative to internal access, stacking, and ingress/egress.
(b)
The report shall describe the entire external roadway system
within the study area. Additionally, the report shall identify all
potential obstructions to access the proposed site, such as weight-restricted
or flood-prone bridges and streets, low clearance underpasses, and
any other natural or man-made feature which may adversely affect access
to the site during an emergency.
(c)
All intersections included in the study area shall be identified
and sketched. All existing and proposed public transportation services
and facilities within a one-mile radius of the site shall also be
documented. All future committed or proposed roadway and intersection
improvements within the study area, including proposed construction
and traffic signalization, shall be noted. This information shall
be obtained from the twelve-year Highway Capital Program for the Delaware
Valley Region and from the Pennsylvania Department of Transportation
and the Bucks County Planning Commission. The responsible party, anticipated
project schedule, and funding status shall be identified for each
improvement.
(3)
Existing traffic conditions. Existing traffic conditions shall be
measured and documented for all roadways and intersections established
as part of the approved study area and scope, and shall be based on
the following:
(a)
Existing traffic volumes for average daily traffic, peak highway
hour(s) traffic, and peak development generated hour(s), and documentation
shall be included in the report. Note: Often the highway and development
peak hours coincide depending on the land use. Documentation regarding
all traffic counts shall be included. Figures shall be provided in
the report illustrating the peak hour turning movement traffic volumes.
(b)
A volume/capacity analysis based upon existing traffic volumes
shall be performed during the peak highway hour(s) and the peak development
generated hour(s), as applicable, for all roadways and study intersections.
Levels of service shall be determined for each location using the
2000 Highway Capacity Manual methodology, as updated and amended.
The level of service results of the volume/capacity analysis shall
be presented graphically.
(c)
A summarization of the most recent three-year accident data
within the study area shall be provided if required by the Township,
based on accident records from both the local police and state police.
(4)
Future conditions analysis without the proposed development. An evaluation
of the anticipated future traffic volumes and the ability of the roadway
network to accommodate this traffic without the proposed development
shall be provided. The analysis shall be for the development completion
year and any interim years if development phase(s) are proposed. Also,
an analysis of future conditions 10 years after the initial development
opening year shall be provided, if also required by the Pennsylvania
Department of Transportation. In any event, the Township may require
that future conditions analysis 10 years after opening year be provided
in order to verify roadway/intersection designs. This evaluation shall
include the following:
(a)
Peak hour traffic volumes shall be projected for the design
year(s) based on traffic growth information compiled by the Bucks
County Planning Commission, the Delaware Valley Regional Planning
Commission, and/or the Pennsylvania Department of Transportation.
Projected traffic volumes shall also include anticipated traffic growth
associated with other area proposed developments or developments under
construction. All assumptions and methodologies utilized to forecast
the future traffic volumes shall be clearly documented. Figures shall
be provided in the report illustrating the peak hour turning movement
traffic volumes.
(b)
A volume/capacity analysis based on future without development
traffic volumes shall be performed during the peak highway and development
hours, as applicable, for all study intersections. The capacity analysis
shall be conducted according to methods of analysis as previously
described herein. The level-of-service results shall be presented
graphically.
(c)
Roadway and intersection improvements committed to by others
for implementation prior to the design year(s) should be included
in the analysis. The applicant's traffic engineer shall seek guidance
from the Township in determining the appropriateness of any planned,
programmed and/or committed future roadway and intersection improvements.
An analysis of future conditions both without and with improvements
shall be provided, if appropriate.
(5)
Trip generation characteristics. Estimation of vehicular trips to
result from the proposed development shall be completed for the design
year(s) for the average daily peak highway hour(s) and peak development-generated
hour(s) and shall be determined as follows:
(a)
Estimation of the number of trips generated by the proposed
uses for each study hour and also on a daily basis shall be developed
utilizing the most recent edition of the Institute of Transportation
Engineers' publication Trip Generation. Other local sources of trip
generation data may be acceptable, subject to supporting study information
on more than one similar site and the approval of the Township. For
proposed expansions or relocation of existing facilities, actual trip
generation information may be utilized, if appropriate as determined
by the Township.
(b)
Traffic volumes generated by the proposed development shall
be distributed and assigned throughout the study area for each of
the study peak hours and provided on separate figures for review.
Documentation of all assumptions used in the distribution and assignment
of traffic shall be provided.
(6)
Future conditions analysis with the proposed development. A description
of the adequacy of the roadway system and study intersections to accommodate
future traffic with development of the site shall be provided. An
analysis shall be completed for each study peak hour as follows:
(a)
Daily and peak hour traffic volumes shall be projected for the
design year(s). Projected traffic volumes shall be calculated by adding
the anticipated development trip generation to the future traffic
volumes without development for the roadway network and site access.
Figures shall be provided in the report illustrating the peak hour
turning movement traffic volumes.
(b)
A volume/capacity analysis based on future with development
traffic volumes shall be performed during the peak highway and development
hours, as appropriate, for all study intersections. The capacity analysis
shall be conducted according to methods of analysis previously described
herein. The level of service results shall be presented graphically.
(c)
A queuing analysis shall be performed during the peak highway
and development hours, as appropriate, for each study and site access
intersection. The results of the queuing analysis shall be presented
graphically and the available storage lengths for all existing and
proposed lanes shall be identified to determine the adequacy of these
facilities to accommodate the anticipated future vehicular traffic
queues.
(d)
A traffic simulation computer model shall be completed during
the peak highway and development hours, as appropriate, for each study
and site access intersection, where deemed appropriate for complex
developments or developments located near heavily utilized roads or
intersections, as recommended by the Township or the Township Traffic
Engineer. The purpose of this will be for the Township, reviewing
agencies, and other interested parties to visualize the movement of
traffic upon completion of the proposed development and any associated
traffic improvements.
(7)
Proposed improvements. A description of proposed improvements to
remedy and otherwise mitigate for deficiencies and impacts, as established
by the analyses required herein, shall be identified, as follows:
(a)
Improvements shall be identified which would increase capacity
to return to predevelopment levels of service. Improvements shall
be presented for post-development traffic volumes to operate at level
of service D or better for all movements and level of service C or
better for the overall intersection. The improvements identified shall
ensure that under no circumstances will the levels of service be worse
than predevelopment conditions. For individual movements and overall
intersections that function at level of service E or F, the volume
capacity ratio and delay shall be no worse than predevelopment conditions.
(b)
The description of improvements shall describe the location,
nature, and schedule, as well as the party responsible for the improvements.
The listing of recommended improvements shall include, but not necessarily
be limited to, the following elements: internal circulation design;
site access design location; traffic signal installation/operation;
roadway/intersection widening, capacity or reconfiguration improvements;
new roadways; and other geometric safety improvements deemed appropriate.
Although the improvement recommendations shall be consistent with
any current transportation capital improvement plan of the Township,
the improvements listed in the transportation capital improvement
plan shall not be considered unless they are planned within a reasonable
schedule, as directed by the Township.
(c)
A volume/capacity analysis shall be presented demonstrating
the anticipated operating conditions of the study intersections upon
implementation of any recommended improvements. The level of service
results of the volume/capacity analysis shall be presented graphically.
(d)
Access design recommendations shall be provided consistent with
the design requirements of the Township and/or the guidelines of the
Pennsylvania Department of Transportation, including the following:
[1]
The available safe stopping sight distance measurements for
egressing and left-turn ingressing movements shall be indicated for
each access, and recommendations shall be provided for any access
location that does not provide sufficient sight distance in accordance
with the applicable requirements, which may include relocation of
the proposed access, provision of separate turning lanes, roadway
improvements, or turning restrictions.
[2]
The necessity for auxiliary turn lanes at each site access intersection
shall be identified per Township requirements minimally based on current
design guidelines of the Pennsylvania Department of Transportation.
[3]
All access points and pedestrian crossings shall be examined
as to the need for and feasibility of installing traffic signals or
other traffic control devices, pursuant to the guidelines and traffic
signal warrants of the Pennsylvania Department of Transportation.
[4]
Access management. Shared access, access easements, established
or floating cross easements, driveways interconnections, shared parking,
and parking easements shall be provided with adjoining lots, where
appropriate and deemed necessary by the Board of Supervisors. When
it is not yet appropriate to construct driveway interconnections,
shared access, shared parking, or cross access easements shall be
set aside for future use.
[5]
The safety of vehicles and pedestrians utilizing the proposed
access shall be considered and improvements incorporated into the
access design, if deemed appropriate by the Board based on recommendations
by either the Township Engineer or the Township Traffic Engineer.
[6]
Access points to the site shall be located to minimize any potential obstruction to access as identified in the report on external roadway system required pursuant to § 365-22E(2) of this chapter.
(8)
Conclusions and recommended improvements.
(a)
Levels of service for all roadways and intersections shall be
identified at the conclusion of each phase of the development, and
a level of service matrix shall be provided for comparison of the
levels of service. All roadways and/or intersections showing an overall
level of service below C, or individual movement level-of-service
below D shall be considered deficient, and specific recommendations
for the elimination of these traffic problems shall be identified.
Also, improvements shall be offered to ensure that vehicular queues
can be accommodated to provide efficient access and mobility to/from
the proposed development for pedestrian and vehicular traffic. This
listing of recommended improvements shall include but not be limited
to the following elements: internal circulation design, site access
location and design, external roadway and intersection design improvements,
traffic signal installation and operation including signal timing,
and transit design improvements. All physical roadway improvements
shall be shown in sketches. Where appropriate, traffic calming measures
shall be considered and identified and incorporated into the site
design in order to discourage cut-through traffic and to reduce the
travel speed of vehicles traveling through the development. Likewise,
best access management practices for the safe and efficient movement
of all modes of transportation shall be applied.
(b)
Existing and/or future public transportation service shall also
be addressed. A listing of all actions to be undertaken to increase
present public transportation usage and improve service, if applicable
shall be included. An analysis based on the guidelines contained in
the "Bucks County Transportation Study, Phase I Report" shall be undertaken
to indicate whether or not future public transportation service should
be provided to the development.
(c)
The listing of recommended improvements for roadways, transit,
pedestrian and bicycle facilities shall include, for each improvement,
the party responsible for the improvement, the cost and funding of
the improvement and the completion date for the improvement.
F.
Time of submission. The traffic impact study shall be submitted to
the Planning Commission with the preliminary plan submittal. Improvement
plans for permits shall not be submitted to PennDOT until after review
by the West Rockhill Township Planning Commission and Board of Supervisors
and the Township's Consultants unless approved to do so by the Board
of Supervisors.
G.
Implementation. The Board of Supervisors shall review the traffic
impact study to analyze its adequacy in solving any traffic problems
that will occur due to the land development or subdivision. The Board
of Supervisors may decide that certain improvements contained on and/or
adjacent to the site and within the study area are necessary for land
development or subdivision plan approval and may attach these conditions
to the approval. If the Township concludes that additional improvements
or modifications are necessary beyond those recommended by the applicant,
the applicant shall have the opportunity to resubmit alternative improvements
designs to obtain plan approval. The Board of Supervisors may request
additional analysis and may also impose upon the applicant additional
improvements deemed necessary to accommodate impacts of the development.
A.
General. The applicant shall submit the following information for
review to insure that the proposed method of sewage collection, treatment,
and disposal is adequate to serve the proposed subdivision or land
development. The evaluation must establish that each proposed lot,
building or structure will be served by an appropriate sewage system.
B.
Development applications. The applicant shall make application to
the Pennsylvania Department of Environmental Protection (PADEP) which
shall determine whether or not the application will require submission
of planning modules. The applicant shall provide written verification
of the decision of PADEP.
C.
If PADEP determines that planning modules are required for the proposed
development, then the following steps must be taken.
(1)
In order to be deemed a complete subdivision or land development
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. Such planning module
shall also meet all the requirements contained in 25 Pa. Code Chapter
71.
(2)
Such application and planning module shall meet all the procedural
and content requirements of 25 Pa. Code Chapter 71, Subchapters 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.
(3)
The Township shall review and act upon the Planning Modules in accordance
with the requirements and criteria set forth in 25 Pa. Code Chapter
71, and may refuse to adopt a proposed revision to its official sewage
facilities plan for new land development for reasons including but
not limited to the following:
(a)
The plan is not technically or administratively able to be implemented.
(b)
Present and future sewage disposal needs of the area, remaining
acreage or delineated lots are not adequately addressed.
(c)
The plan is not consistent with the Township land use plans
and ordinances, this chapter, or other ordinances or plans controlling
land use or development.
(d)
The plan is not consistent with the comprehensive sewage program
of the Township as contained in its official sewage facilities plan.
(e)
The plan does not meet the consistency requirements set forth
in 25 Pa. Code Chapter 71, Subsection 71.21(a)(5)(i) through (iii).
(4)
When the Township refuses to adopt a proposed revision to the official
sewage facilities plan, it shall state the reasons for the refusal
and forward a copy of this statement to the person making the submission
and to PADEP.
(5)
When the Township adopts the proposed revisions to the official sewage
facilities plan, the Township shall forward the proposed revisions
to the Department with the information required by 25 Pa. Code Chapter
71, Subsection 71.52. Adoption of the proposed revisions of the official
plan shall be by resolution of the Board of Supervisors.
(6)
Approval of the planning modules by PADEP shall be a condition of
subdivision or land development plan approval by the Township.
D.
Requirements for final plan approval.
(1)
Where on-lot sewage disposal is proposed, final plan approval shall
not be granted for any subdivision or land development until satisfactory
evidence has been presented by the applicant to the Township that
the Bucks County Health Department and the Pennsylvania Department
of Environmental Protection have determined that the lots proposed
for subdivision are generally suitable for on-lot septic systems and
provided further that a note shall be placed on the final plans as
follows:
"The planning module for land development has been approved
by PADEP and the Bucks County Department of Health as to the subdivision
plan. However, the septic system permit has not been issued for the
lot(s) upon which new building(s) are proposed. Prior to issuance
of a building permit, a septic system permit shall be obtained and
presented to the Zoning Officer for each new building."
(2)
Where public sewage disposal is proposed, written confirmation of
"willingness to serve" from servicing authority must be submitted
to the Township.
A.
All projects withdrawing 10,000 gpd or greater of groundwater or
surface water, or a combination of these two sources area required
to obtain a permit from the DRBC. Copies of all submissions by the
applicant to the DRBC shall be sent to the Township. Additionally,
copies of all submissions to the Department of Environmental Protection
(DEP) and all correspondence received by the applicant from the DEP
shall be forwarded to the Township.
B.
Any water withdrawal project not under the jurisdiction of the DRBC
will be reviewed by the Township. A water resources impact study shall
be required when the proposed development is not served by public
water supplied by a Water Authority approved by the Township; and
one or more of the following conditions are met:
C.
The water impact study shall be prepared by a hydrologist or professional
engineer qualified to conduct groundwater investigations. The purpose
of the study will be to determine if there is an adequate supply of
water for the proposed use and to estimate the impact of the additional
water withdrawals on existing nearby wells, underlying aquifers and
streams. The Township Engineer shall be involved in the study as the
Township feels is necessary and appropriate.
D.
A water system which does not provide an adequate supply of water
for the proposed use, considering both quality and quantity; and/or
adversely affects nearby wells and streams shall not be approved by
the Township.
E.
The adequacy of water supply shall be determined based upon the assumption
that there are 3.5 persons per dwelling unit using 75 gallons of water
per person per day. The applicant shall submit an analysis which evaluates
the consistency between the proposed use and the groundwater preservation
guidelines included in the Township's Sewage Facilities Plan/201 Facilities
Plan.
F.
The water resources impact study shall be prepared by a qualified
hydrogeologist and a professional engineer registered in the Commonwealth
of Pennsylvania and shall include the following:
(1)
Calculations of the projected water needs using the criteria set
forth in the following references:
(a)
Public Water Supply Manual, Bureau of Water Quality Management,
Publication Number 15, Pennsylvania Department of Environmental Protection,
Harrisburg, PA.
(b)
Guide for Determination of Required Fire Flow, by the Insurance
Services Office (ISO), as modified.
(c)
American Water Works Association, standards and manuals for
the American Water Works Association, Denver, CO.
(2)
A geological map of the area within a one-mile radius of the site.
(3)
The location of all faults, lineaments, and fracture traces within
1/4 mile of the site.
(4)
The location of all existing and proposed wells within 1/4 mile of
the site and of all large withdrawal wells 10,000 gallons per day
or more) within one mile of the site.
(5)
The location of all existing and proposed on-lot septic systems within
1/4 mile of the site.
(6)
The location of all streams, perennial and intermittent, and all
known point and nonpoint sources of pollution within 1/4 mile of the
site.
(7)
A discussion of the aquifer characteristics underlying the site and
their long-term drought recharge capability based on detailed site
specific investigations, except that subdivisions and land development
plans not required by the Township to perform pumping tests may base
the discussion of long-term drought recharge capability on accepted
published data. Long term drought recharge capability shall be defined
as the average amount of water that can be withdrawn from an aquifer
during extended periods of low rainfall and/or high temperatures without
adversely affecting existing wells and stream flow in the surrounding
area.
(8)
Based on the drought recharge capability and the calculated daily
groundwater withdrawals of the project, a hydrologic budget shall
be estimated for the site property itself and for the area within
one-quarter-mile radius of the site.
(9)
Based on the results of the hydrologic budget, a determination shall
be made on whether or not the potential exists for adverse affects
on the hydrologic environment caused by the project.
(10)
The study shall include a brief statement of the qualifications
of the person(s) preparing the study.
G.
The following site specific investigations shall be required:
(1)
For each well that is constructed:
(a)
An accurate geologic log should be constructed during the drilling
of the well giving a detailed description of the type and thickness
of rocks encountered. Additionally, the log should contain information
on the depth and thickness of all water bearing zones encountered
and the yield from each zone. Yield from the well must be measured
using a quantitative method.
(b)
Samples shall be collected every 20 feet during drilling, or
at each change in rock type. Each sample shall be placed in a nonbreakable
container. The container, in a sturdy box, shall be made available
to the Township.
(2)
A pumping test of not less than 48 hours duration shall be conducted
at a rate of not less than 150% of the intended long-term withdrawal
from the well. The forty-eight-hour test shall be conducted at a constant
pumping rate that should not deviate greater than +/- 5% during the
test.
(3)
In order to determine the impact of the project well on existing
wells, a representative sample of existing wells, evenly spaced around
the pumping well, shall be monitored for changes in water level. The
number and location of monitoring wells shall be subject to approval
by the Township. Sufficient well monitoring shall be performed to
allow for the construction of hydrographs showing a continuous record
of well levels before, during and after the pumping test.
(4)
A means of accurately measuring the well discharge shall be provided
subject to approval by the Township.
(5)
Well discharge shall be directed away from the site by a method suitable
to the Township and to a point suitable to the Township.
(6)
Records shall be complied in typewritten form to include the following
information:
(a)
Name of the driller and personnel conducting test.
(b)
Description of test well to include horizontal and vertical
dimensions, casing installed and grouting details.
(c)
List of formation samples.
(d)
Static water level immediately prior to yield testing.
(e)
Hydrograph of depth to water surface during test pumping and
recovery period at the test tell showing corresponding pump and discharge
rate in gallons per minute and time readings were taken.
(f)
Log of depth to water surface at existing and monitoring wells
during test pumping period showing time readings were taken.
(7)
A report shall accompany the test well data which analyzes and interprets
all of the data as to the impacts on the groundwater supply and existing
wells. Conclusions shall be drawn from the analysis.
(8)
The submission to the Township shall include any and all applications,
reports, or supplemental information submitted to the Pennsylvania
Department of Environmental Protection and/or the Delaware River Basin
Commission.
(9)
Water samples must be tested by a PADEP/EPA certified laboratory
to verify water meets current PADEP/EPA drinking water standards.
A.
Application and purpose. The following information must be prepared
in a narrative format for all land developments and major subdivisions.
The information requested below is the minimum requirement. Additional
information or detail may be requested by the Township Supervisors
at their option. This information shall be utilized for information
purposes only during the Township plan review process.
B.
Information required.
(1)
Owner of record.
(2)
Tax parcel number(s) and deed book page number where needed.
(3)
Site gross and net lot areas.
(4)
Existing street access and frontages, specifying names, route numbers,
existing and ultimate rights-of-way, cartway width, and condition
and circumstances which may affect the road's future use.
(5)
Existing property restrictions, including all special purpose or
utility easements or rights-of-way.
(6)
Zoning classification on site and adjoining parcels.
(7)
Location and size of existing utilities, including but not limited
to sewer, water and storm drainage facilities.
(8)
A brief description of site topography, including grades, high and
low elevations, vegetation, streams, and other bodies or marsh areas.
(9)
Existing structures including approximate age and any known historical
significance of the site or existing structures.
(10)
Proposed land use(s), including but not limited to dwelling
unit types and percent mix, nonresidential uses, and percent of proposed
uses, bedroom mix, lot sizes, densities, and open space location and
size.
(11)
Development phasing, when applicable.
(12)
Approximate construction period, i.e., the startup and close-down
of project construction.
(13)
The following additional information shall be provided for nonresidential
uses. Information shall address the initial conditions proposed and
the expected future maximum condition:
(a)
Description of use/business(s) proposed to occupy the property.
(b)
Hours of operation.
(c)
Maximum number of employees on each shift.
(d)
Number and type of vehicles to be stored on site.
(e)
Amount and type of outdoor storage required.
(f)
Frequency and typical time of deliveries to the facility.
C.
Land use compatibility information.
(1)
A description of the surrounding land uses; specify types, condition,
distances, and overall character, taking special note of environmental
features, such as forests, streams, lakes, wildlife, etc.
(2)
A narrative evaluation of the proposed development impacts on the
surrounding land uses, with emphasis on visual, air, and noise aspects
of the proposed development. Also, included in this evaluation must
be the required or desirable screening and buffering facilities and
open space areas.
D.
Narrative shall be updated and resubmitted at time of final plan
submission based on modifications/additions to the plan made pursuant
to preliminary plan review/conditions of approval.
When the National Wetlands Inventory (NWI) maps indicate wetlands
on a site or when a site contains hydric soils, or an area of 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.
Wetlands must be delineated by a qualified specialist according to
the 1989 Federal Manuals (as amended) for the Delineation of Jurisdictional
Wetlands (whichever is greater) or according to any subsequent federal
or state regulation. Qualified specialist shall include those persons
being certified professional soil scientists as registered with registry
of certified professionals in agronomy crops and soils (ARCPACS);
or as contained on consultant's list of Pennsylvania Association of
Professional Soil Scientists (PAPSS); or as registered with the National
Society of Consulting Soil Scientists (NSCSS), or as certified by
state and/or federal certification programs; or by a qualified biologist/ecologist.
The study shall be submitted with sufficient detail to allow a thorough
review by the Township. The study must be approved by the Board of
Supervisors and shall be validated by the U.S. Army Corps of Engineers
with a final jurisdictional determination (JD), or a preliminary JD
if accepted by the applicant and the Township.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
