Township of East Vincent, PA Part 3 PLAN PROCESSING AND CONTENT

§ 22-301 General.

[Ord. 138, 7/17/1996, § 300; as amended by Ord. 178, 12/1/2004]

1. It is the intention of the Board in enacting these procedures to provide the Applicant with a timely and comprehensive review of plans submitted for subdivision and/or land development. To this end, the following classifications of plans are established as hereinafter provided:

A. Sketch plans.

B. Preliminary plans.

C. Final plans.

2. For purposes of procedure, all applications filed pursuant to this chapter shall be further classified as either major or minor as defined below:

A. Minor. Any subdivision application in which.

(1) No public or private street is constructed or is required to be widened.

(2) No other completion of public improvement or guarantee thereof is required other than individual on-lot stormwater management systems.

(3) No earthmoving activities will take place except those incidental to construction of a single-family dwelling on each lot.

(4) No more than three lots are created.

B. Major. Any land development, or subdivision application, not in compliance with Subsection 2A or any part thereof, or for any use other than single-family residential.

3. Township Review.

A. Major applications shall be subject to all submission, review, and content procedures specified in this Part.

B. Minor applications shall follow final plan submission, review, and comment procedures beginning with § 22-306, although Applicants are strongly encouraged to file a sketch plan pursuant to § 22-303, to obtain Township comments prior to final plan submittal.

C. All preliminary and final subdivision or land development plans shall be referred to and reviewed by the Planning Commission and shall be approved or disapproved by the Board of Supervisors in accordance with the procedures specified in this Part and in other Sections of this chapter. Any application not processed as required herein shall be null and void unless it was made prior to the adoption of these regulations.

D. When an application includes only a portion of a landowner's entire tract, or when such portion is contiguous to an adjoining tract of the landowner, and where requested by the Township upon recommendation of the Township Engineer or Township Planner, a sketch layout shall be included showing future potential subdivision of all the contiguous lands belonging to the landowner to ensure that subdivision may be accomplished in accordance with current codes and with appropriate access. Submission and review of the sketch plan described in this section shall not constitute approval of the future subdivision shown thereon.

E. When less than the maximum number of lots is proposed for subdivision from an agricultural lot, according to the formula established in § 27-403.2A of the East Vincent Township Zoning Ordinance [Chapter 27], the applicant for subdivision shall demonstrate via a sketch plan or other means satisfactory to the Township that the remaining permitted parcels may be efficiently created in a manner compatible with continued agricultural use on remaining nonresidential lands. The Township may require deed restriction of the remaining lands stating the number of remaining residential lots that may be created.

§ 22-302 (Reserved)

§ 22-303 Sketch Plan Submission, Review and Content.

[Ord. 138, 7/17/1996, § 302; as amended by Ord. 178, 12/1/2004]

1. Applicability.

A. A diagrammatic sketch plan is strongly encouraged, but optional, for all proposed minor or major subdivisions, conditional use requests utilizing the open space design option of the Township Zoning Ordinance [Chapter 27], and land development plans. The sketch plan is viewed by the Township as an important, valuable, and highly recommended submittal that can speed the review process and may result in lower costs for the project. Where a sketch plan has been filed by an applicant pursuant to the open space design option of the Zoning Ordinance [Chapter 27], no further sketch plan submittals are necessary for subdivision applications pursued in accordance with the conditional use approval.

B. Sketch plans shall be submitted to the Township for review by the Planning Commission and Board of Supervisors. The Township may seek input from its consultants and other committees on the plans. Such plans are for informal discussion only. Submission of a sketch plan does not constitute formal filing of a plan with the Township, and shall not commence the statutory review period as required by the Municipalities Planning Code, 53 P.S. § 10101 et seq. The procedures for submission and review of a diagrammatic sketch plan are described in Subsections 2 through below, and may be altered only at the discretion of the Township.

2. Sketch Plan Submission.

A. A minimum of 15 copies of a diagrammatic sketch plan, the existing features plan (see § 22-307.1), and the site analysis and impact narrative (See § 22-307.2) shall be submitted to the Township Manager to allow for their full distribution to the Board of Supervisors, the Planning Commission, the Township Planner, and the Township Engineer, plus additional copies as requested to cover applicable Township advisory boards (such as the Parks and Recreation Committee, the Environmental Advisory Council, applicable fire company, and the Historic Commission) as determined appropriate by the Township Manager. Such plans and supporting materials must be filed with the Township at least 30 calendar days prior to the Planning Commission meeting at which the sketch plan and accompanying materials are to be discussed.

B. Where feasible, the sketch plan also shall be submitted to the Township electronically in a mutually agreed upon format; preferably AutoCAD (.dwg or .dxf) format, and consistent with Township and Chester County GIS data standards including coordinates referenced to NAD83 Pennsylvania State Plane feet.

3. Planning Commission Review.

A. At its regularly scheduled meeting, the Planning Commission will review the sketch plan, existing features plan, and site analysis and impact narrative in general accordance with the criteria contained in this chapter, with the open space design option provisions, if the sketch plan is being filed as a prerequisite to conditional use application pursuant to the Township's Zoning Ordinance [Chapter 27], and with other applicable ordinances of Township. The applicant or designated representative should be present at this meeting to provide informal dialogue with the Planning Commission. The Commission's review may include, but shall not be limited to, informally advising the sketch plan applicant of the extent to which the proposed subdivision or land development conforms to the relevant standards of this chapter and the Township Zoning Ordinance [Chapter 27], and may suggest possible plan modifications that would increase its degree of conformance, The Commission's review may also include, but is not limited to:

(1) The location of all areas proposed for land disturbance (streets, foundations, yards, septic disposal systems, storm water management areas, etc.) with respect to notable features of natural or cultural significance as identified on the applicant's existing features plan, any impacts associated with that disturbance, and possible plan modifications to avoid, minimize, or mitigate such impacts.

(2) The plan for traffic circulation and potential for street connections with existing streets, other proposed streets, or potential developments on adjoining parcels.

(3) The location of proposed vehicular access points along the existing road network.

(4) The proposed building density or intensity, stormwater management and groundwater recharge objectives, and impervious coverage considerations.

(5) The open space and recreational needs of the additional residents and/or employees proposed by the development, both active and passive.

(6) The need for pedestrian, bicycle, or equestrian trails and trail connections.

(7) The compatibility of the proposal with respect to the objectives and policy recommendations of the adopted Comprehensive Plan and the adopted Open Space, Recreation and Environmental Resources Plan.

(8) Consistency with the Township Zoning Ordinance [Chapter 27], and if applicable, the open space design option and the four-step design process of § 22-304 of this chapter.

Prior to making recommendations on the proposed sketch plan, the Commission may request the preliminary input of the Township's planning and engineering consultants as described in Subsection 3B below; it may hear comments from surrounding or affected landowners present at its public meeting(s); and it may also conduct a site visit(s) in accordance with the procedures of Subsection 3C below. Notwithstanding, the Planning Commission shall submit its written comments to the Board of Supervisors within 45 days after receipt of the sketch plan submittal, except where an extension of time is formally granted by an applicant.

B. Sketch plan review by the Township's Engineer and Planner shall occur when requested by the Planning Commission as follows:

(1) The Township Engineer will review the sketch plan submittal with particular emphasis on site feasibility, including consideration of on-site sewage disposal where indicated, slopes and other physical site constraints, street dedication needs, on and off-site drainage, public infrastructure needs, stormwater management, Zoning Ordinance compliance issues, and Subdivision and Land Development Ordinance Compliance issues or need for waivers or modifications. The Township Engineer shall submit his or her written comments to the Planning Commission and copy the Board of Supervisors and Township Manager. All engineering review fees shall be the responsibility of the applicant, and in no event will the Township Engineer be requested to review the sketch plan unless the applicant has posted an escrow for review fees.

(2) The Township Planner will review the sketch plan submittal with particular emphasis on the subdivision or land development design, including consideration of the internal layout of lots, streets, and open space areas, protection of the site's natural and cultural resources, internal and interlinking trails, proposed points of access to a public street or streets, potential parkland dedication requirements, stormwater management, and general conformance to the Township's Zoning Ordinance [Chapter 27], the four step design process, and other requirements of this chapter. The Township Planner shall submit his or her written comments to the Planning Commission, which may include illustrative drawings or other exhibits, and copy the Board of Supervisors and Township Manager. All planning review fees shall be the responsibility of the applicant, and in no event will the Township Planner be requested to review the sketch plan unless the applicant has posted an escrow for review fees.

C. If requested by the Planning Commission at the initial or subsequent public meetings on the sketch plan, applicants shall arrange for a daytime site visit of the subject property by members of the Planning Commission. Other municipal officials, appointed Township Committee members and Township consultants may also attend, as requested by the Planning Commission. The purpose of the visit is to familiarize Township officials with the property's existing conditions and special features, to identify potential site design issues, and to provide an informal opportunity to discuss site design concepts, including the general layout of restricted open space areas (if applicable), and potential locations for proposed buildings, street alignments and access points, and trails.

Applicants shall have available for review at the site a large copy of the sketch plan, a current aerial photograph of the site and immediate surroundings, and an existing features plan. If the site visit is scheduled prior to the Planning Commission's first meeting, the Commission members shall receive from the applicant copies of the sketch plan and existing features plan at least five days in advance of the site visit. Applicants and their site designers are encouraged to accompany the Planning Commission and other attendees. Comments made by Township officials or their staff and consultants shall be interpreted as being only suggestive. All parties shall understand that no formal recommendations can be offered, and no official decisions can be made, at the site visit.

4. Board of Supervisors Review. At its regularly scheduled meeting, the Board of Supervisors will consider the written comments of the Planning Commission, Township Engineer, Township Planner, Municipal Authority, and any other agencies and Township committees deemed to have an interest, and shall, as far as may be practical on the basis of a sketch plan, advise the applicant of the extent to which the proposed subdivision or land development conforms to the requirements of existing ordinances and Township policies. The Board will discuss with the sketch applicant possible plan modifications necessary to secure conformance.

5. Sketch Plan Content. The sketch plan diagrammatically illustrates initial thoughts about a conceptual layout for restricted open space areas, house sites, and infrastructure, and shall be based closely upon the information contained in the existing features plan (see § 22-307.1). The sketch plan shall also be designed in accordance with the four step design process described in § 22-304, and with the open space design standards listed in § 27-902.1C of the Township's Zoning Ordinance [Chapter 27] if proposed pursuant to the open space design option.

To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan should include the information listed below. Many of these items can be taken from the existing features plan or the diagrammatic sketch plan may be prepared as a simple overlay sheet (mylar) placed on top of the existing features plan.

A. Name and address of the legal owner, the equitable owner, and/or the applicant.

B. Name and address of the professional engineer, surveyor, planner, architect, landscape architect, or site designer responsible for preparing the plan.

C. Graphic scale (not greater than one inch equals 200 feet; however, dimensions on the plan need not be exact at this stage) and north arrow.

D. Approximate tract boundaries, sufficient to locate the tract on a map of the municipality.

E. Location map.

F. Zoning district(s), including any overlays.

G. Streets on and adjacent to the tract (both existing and proposed).

H. 100-year floodplain limits, and approximate location of wetlands, if any.

I. Topographic, physical, and cultural features including fields, pastures, meadows, wooded areas, trees with a diameter of 15 inches or more, hedgerows and other significant vegetation, steep slopes (15% to 25%, and over 25%), rock outcrops, soil types, ponds, ditches, drains, dumps, storage tanks, streams within 200 feet of the tract, and existing rights-of-way and easements, and cultural features such as all structures, foundations, walls, wells, trails, and abandoned roads.

J. Schematic layout indicating a general concept for land conservation and development ("bubble" format is acceptable for this delineation of Step 1 of the four step design process described in § 22-304 of this chapter).

K. Proposed general street and lot layout.

L. In the case of land development plans, proposed location of buildings and major structures, parking areas, proposed stormwater management locations, and other improvements.

M. General description of proposed method of water supply, sewage disposal, and stormwater management/best management practices, including use of natural areas for capturing stormwater runoff.

N. In the case of a major residential subdivision, general statement regarding the applicant's plans for complying with the Township's parkland dedication or fee-in-lieu of requirements of § 22-428 of this chapter.

O. Trails, including but not limited to existing trails and/or new trails providing linkage within the development to other existing trails or planned trails as reflected on the Township's Comprehensive Trail System Plan.

6. Existing Features Plan and Site Analysis and Impact Narrative. Along with the diagrammatic sketch plan, applicants shall submit an existing features plan, in its context, prepared in accordance with the requirements contained in § 22-307.1 of this chapter, and a site analysis and impact narrative, prepared in accordance with the requirements contained in § 22-307.2 of this chapter. The purposes of these supporting plans and documents are to familiarize Township officials with existing conditions on the applicant's tract and within its immediate vicinity, to provide a complete and factual reference for them in making a site visit, and to provide an initial understanding of the potential environmental and land use impacts of the proposed development. The existing features plan shall also form the basis for the development design as shown on the diagrammatic sketch plan (or on the preliminary plan, if the optional sketch plan is not submitted).

§ 22-304 Four Step Design Process.

[Ord. 138, 7/17/1996, § 303; as amended by Ord. 178, 12/1/2004]

1. Applicability. Applicants for residential development proposed in accordance with the open space design option of the East Vincent Township Zoning Ordinance [Chapter 27], shall at the time of sketch plan for the open space design option demonstrate compliance with the four step design process to the maximum extent that pertinent information is available. Applicants at the time of preliminary plan approval for the same shall fully demonstrate compliance with the four step design process. Applicants for any other subdivision or land development where formal designation of open space is not required, shall nevertheless be required to demonstrate general compliance with this process, treating land to be left undisturbed and/or land in excess of maximum impervious coverage limitations as if open space.

2. Where applicable, the four step design process shall be undertaken as provided below and as illustrated in Appendix G of this chapter. Although the four steps are described sequentially, the design process is intended to be iterative, requiring reassessment of initial steps and possible adjustments as later steps are undertaken. The applicant will be asked by the Planning Commission and Board of Supervisors to describe how his or her design complies with this section at the time of sketch plan or preliminary plan submittal. The applicant shall use a plan sheet or sheets (ex. overlay of sketch plan and existing features plan) and may also include a written narrative in his or her presentation.

A. Step 1: Delineation of Restricted Open Space Areas.

(1) Base Mapping. Proposed open space lands shall be designated using the base mapping prepared for the required existing features plan.

(2) Delineation of Open Space Resources. The applicant shall delineate the locations of open space resources as defined and mapped in the 1992 East Vincent Township Open Space, Recreation and Environmental Resources Plan (OSRERP).

(3) Establishment of Open Space Resource Protection Priorities. The applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitabilities for inclusion in proposed open space areas, based on the recommendations of the OSRERP, and in consultation with the Planning Commission and/or the Township Planner.

(4) Preliminary Designation of Restricted Open Space and/or Nondevelopment Areas. In the case of a development utilizing the open space design option (OSDO), restricted open space and any open space utilized for purposes of calculating bonus density, as provided in Part 9 of the Zoning Ordinance [Chapter 27], shall generally be configured so as to maximize the degree to which resource protection priorities, determined as above, can be achieved. Where the OSDO is not utilized, non-development areas, inversely related to applicable impervious coverage limitations, shall similarly be delineated. In the case of use of the OSDO only, delineation of open space areas also shall consider the ultimate need to comply with the provisions of § 27-905.4 and § 27-906 of the East Vincent Township Zoning Ordinance [Chapter 27], in regard to resource protection standards and open space designation standards.

(5) Using base mapping prepared for the existing features plan, the applicant shall delineate the boundaries of all proposed open spaces and shall indicate the extent and types of resources included within them. Where the OSDO is utilized, calculations shall be provided indicating the applicant's compliance with the acreage requirements for restricted open space areas on the tract.

B. Step 2: Location of Building Sites. Potential building sites shall be tentatively located, using the proposed restricted open space areas as shown on the base map as well as other relevant data included in the required existing features plan, such as topography and soils. Building sites should generally be located not closer than 50 feet from the boundary of any designated open space lands, taking into consideration the potential negative impacts of development on such areas as well as the potential positive benefits of locations which provide attractive views and visual settings for buildings. Building sites proposed near surface water features or wetlands may require greater setbacks from these features as specified in § 22-429.3 of this chapter, and § 27-1504 of the Zoning Ordinance [Chapter 27].

C. Step 3: Alignment of Streets, Trails, and Stormwater Management Facilities. Upon designating the building sites, a street plan shall be designed to provide vehicular access to each building, complying with all applicable design standards herein and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed open space shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing steep slopes. Street connections shall generally be encouraged to minimize the number of new culs-de-sac to be maintained by the Township and to facilitate access to and from development in different parts of the tract and, where appropriate, on adjoining parcels. Preliminary definition of locations for stormwater management facilities also shall be provided. Such locations shall avoid impact to priority open space resources, and shall consider aesthetic impacts as well as Township objectives to maximize groundwater infiltration. Trails, both internal to the development, and those providing linkage within the development to the Comprehensive Trail System or connecting existing or proposed sections of the system, shall also be incorporated into the overall design.

D. Step 4: Establishing the Lot Lines. Upon completion of the preceding three steps, lot lines shall be drawn, as applicable, to delineate the boundaries of individual lots, public and private rights-of-way, and open space areas. Preliminary delineation of open space areas per Step 1 above shall be fine-tuned to reflect actual locations of buildings, streets, stormwater management facilities and other infrastructure. Where applicable, adjusted delineation of open space areas shall fully comply with the provisions of §§ 27-904 through 27-906 of the East Vincent Township Zoning Ordinance [Chapter 27]. Where permanently restricted from development, and where approved by the Board of Supervisors, open space areas may be included within the bounds of private lots.

§ 22-305 Preliminary Plan Submission, Resubmission, Review and Content.

[Ord. 138, 7/17/1996, § 304; as amended by Ord. 178, 12/1/2004]

1. Concurrent Submission with a Conditional Use Application. Applicants filing a major application for preliminary plan approval concurrently with a conditional use application for use of the open space design option as provided for by the Township Zoning Ordinance [Chapter 27] may do so only after obtaining Township approval of a sketch plan for the proposed subdivision reflected by the preliminary plan. In such cases, no further sketch plan submittals are necessary under the provisions of this chapter.

2. Complete Preliminary Plan Submission.

A. All preliminary plans submitted pursuant to this chapter shall conform to the requirements of this section. Notwithstanding, preliminary plans filed concurrently with a conditional use request shall be processed concurrently with the conditional use application, the procedures for which are defined by the Township's Zoning Ordinance [Chapter 27].

B. A preliminary plan application and required supporting materials, as listed and in the numbers specified in subparagraphs (1) through (5) below, shall be submitted to the Township Manager. Applications and materials constituting the preliminary packet shall be submitted in complete form 30 days prior to the next meeting of the Planning Commission in order to be acted upon by the Commission.

(1) Three copies of the official Township application for preliminary review form, all being signed by the owner or accompanied by other legal documents showing ownership approval and also stating the intended use of the land.

(2) A minimum of 21 prints of the preliminary plan.

(3) A minimum of 16 copies of all required accompanying data (see § 22-307).

(4) A minimum of five copies of the completed planning module for land development.

(5) Except as qualified by the provisions of § 22-305.3B, a complete listing of landowners abutting the application property by current Chester County tax parcel number, including name and mailing address for each abutting owner. Lands immediately adjacent to, but separated from the Application property by a public or private road or other right-of-way, shall be considered "abutting" for the notification purposes of this requirement.

(6) Payment of required application fees and escrow deposits as determined by resolution of the Board of Supervisors.

C. The Township Manager shall review the application for completeness, and if complete, shall note the date of the receipt of the complete application, fees and any escrow deposits, deeming the application "filed." The application shall not be deemed to be filed until a complete application (i.e., filed in conformance with the requirements of this section) and the required fees have been submitted. The applicant shall be notified in writing by the Township as promptly as practicable of any defects in the application or materials preventing a determination of completeness.

D. Filed preliminary plan applications will be transmitted by the Township Manager to the following parties:

(1) Three copies of the preliminary plan packet for the Township administrative staff.

(2) Seven copies of the preliminary plan packet to the Township Planning Commission.

(3) Three copies of the preliminary plan packet to the Township Board of Supervisors.

(4) Two copies of the preliminary plan packet to the Township Engineer.

(5) One copy of the preliminary plan packet to the Township Planner.

(6) One copy of the preliminary plan application, County referral form and accompanying fee from the applicant to the Chester County Planning Commission.

(7) One copy of the preliminary plan application to the East Vincent Township Municipal Authority where public sewer or water service under the jurisdiction of the Township or Municipal Authority is desired, or where a community sewage treatment plant is being proposed or considered to service the development's sewage disposal needs.

(8) One copy of the preliminary plan, two module forms, and appropriate fee to the Chester County Health Department.

(9) One copy of the preliminary plan, accompanying conservation plan, and accompanying stormwater management plan to the Chester County Conservation District offices.

(10) One additional copy of the preliminary plan to any adjacent municipality or other governmental agency either affected by the proposed development or having permit authority, when requested by the Township Manager.

E. The preliminary plan also shall be submitted to the Township electronically in a mutually agreed upon format; preferably AutoCAD (.dwg or .dxf) format, and consistent with Township and Chester County GIS data standards including coordinates referenced to NAD83 Pennsylvania State Plane feet.

3. Notice to Abutting Property Owners.

A. Based on the complete list of abutting property owners provided by the applicant, the Township shall notify these property owners in writing of the first scheduled Planning Commission meeting date, time, and location, where the application will be discussed. The purpose of this notice is merely to inform landowners that a subdivision or land development is being proposed on abutting lands, and a public meeting by the Planning Commission is being held where the development proposal will be presented by the applicant and discussed. The Township will also make available by request a copy of the subdivision application and accompanying materials for review by the public at the Township Municipal Building offices.

B. No notice to abutting property owners shall be required for any subdivision or land development that was the subject of a conditional use or special exception hearing within six months before the date that a preliminary plan was filed for which notice was given to abutting property owners. Notice is only required of the initial meeting.

C. By sending out these landowner notices, the Township is not obligated to provide these or other landowners with written notice of subsequent meetings held on the application except as required by other provisions of this chapter or other Township ordinances. The failure of any person or entity to receive notice given pursuant to this section shall not constitute grounds for any court to invalidate the actions of the Township for which the notice was given.

4. Review of the Preliminary Plan.

A. Official Review Period. The Board of Supervisors shall act on the application for preliminary plan approval not later than 90 days following the date of the next regular meeting of the Township Planning Commission following the date the application is deemed filed (the date stamped on the plan), provided that, should the said next regular meeting occur more than 30 days beyond that date, said ninety-day period shall be measured from the thirtieth day following the date that the application has been deemed filed. The decision of the Board shall be in writing and shall be communicated to the applicant personally or mailed to him at his last known address not later than 15 days following the decision. The ninety-day limitation on the Board to act upon an application shall not apply where the applicant has agreed in writing to an extension of time or change in the prescribed manner of presentation of communication of the decision.

B. Township Engineer, Township Planner, and Municipal Authority.

(1) The review by the Township Engineer shall include an examination of the content of the plans to be certain that all information required by this chapter is presented in the plans submitted, an investigation of the plan to be certain that all other Township ordinances are complied with, an examination (within the authority of the Township Engineer) of the engineering feasibility of the various schemes presented for the location, alignment and grade of streets, stormwater management/best management practices, erosion and sedimentation control, physical site constraints, site grading, sanitary sewers and water supply. The Township Engineer shall submit his or her written comments to the Planning Commission and copy the Board of Supervisors and Township Manager. All engineering review fees shall be the responsibility of the applicant.

(2) The review by the Township Planner shall include an investigation of the plan to be certain that the Township's Zoning and Subdivision and Land Development Ordinances are complied with, including the four step design process, that the plan is generally consistent with the reviewed sketch plan and comments of the Township, if applicable, and also if applicable, that any order of conditions as part of a previously approved conditional use are reflected on the applicant's preliminary subdivision plan, open space management plan, and other supplementary data or materials submitted. The Township Planner shall submit his or her written comments to the Planning Commission, which may include illustrative drawings or other exhibits, and copy the Board of Supervisors and Township Manager. All planning review fees shall be the responsibility of the applicant.

(3) The Municipal Authority shall review the design of public sewer connections or extensions to determine compliance with standards established for acceptance of such systems and where not previously done, determine the feasibility of connection to existing or proposed sewer systems. Where a community sewage treatment is proposed as an alternative to public sewer, the Municipal Authority is encouraged to review the system and advise the applicant and Township of any long-term operation or maintenance needs to be addressed with preliminary plan approval. The Municipal Authority shall submit its written comments to the Planning Commission within 45 days of receipt. All Municipal Authority fees shall be paid by the applicant directly to the Municipal Authority.

C. Review by Chester County and Other Agencies.

(1) Chester County Planning Commission. The Chester County Planning Commission will be provided the opportunity as required by law to review and comment on the preliminary subdivision plan.

(2) Chester County Health Department. The Chester County Health Department will be provided the opportunity to review and comment on matters relating to requirements for public water and sewer systems and/or to the adequacy of the site to sustain on-site water and/or sewage disposal systems as required by § 22-305.2D8.

(3) Chester County Conservation District. The Chester County Conservation District will be provided the opportunity to review and comment on matters relating to site drainage, abatement of soil erosion and sedimentation, stormwater management/best management practices, open space management in the case of continued agricultural use of these areas, and compliance with NPDES and NPDES Phase II requirements. Input from the Chester County Conservation District may be waived by the Planning Commission on recommendation of the Township Engineer, where warranted.

(4) Other Agencies. County, State, Federal, or other reviewing or regulatory agencies having jurisdiction over all or a portion of the application property will be provided the opportunity to review and comment on permit or other agency-specific matters.

D. Township Planning Commission.

(1) The Township Planning Commission may, at its regularly scheduled public meeting, review the preliminary plan application in accordance with the criteria contained in this chapter, with the open space design option provisions and conditions contained within the order of approval, if the preliminary plan is being filed subject to an approved conditional use, and with other applicable ordinances of Township. The applicant or designated representative must be present at this meeting to provide dialogue with the Planning Commission. The Commission's review shall advise the applicant of the extent to which the proposed subdivision or land development conforms to the relevant standards of this chapter, and if applicable, the standards of the open space design option of the Township Zoning Ordinance [Chapter 27] and any conditions contained within the conditional use order of approval, the need for or acceptability of any waivers or modifications of design standards contained herein, and may include suggested plan modifications that would increase the subdivision's or land development's degree of conformance in order to obtain a Planning Commission recommendation of approval. Their review shall include, but is not limited to, those items listed within § 22-303.3A(1) through (8) of this chapter.

(2) Prior to making a formal recommendation to the Board of Supervisors regarding the preliminary plan, the Commission may request the input of the Township's planning and engineering consultants in a manner described in § 22-303.3B of this chapter; it may hear comments from surrounding or affected landowners present at its public meeting(s); it may review the written comments and/or testimony of other agencies on relevant matters to the application; and it may also conduct a site visit(s) in accordance with the procedures of § 22-303.3C of this chapter. Notwithstanding, the Planning Commission shall submit its written comments to the Board of Supervisors within 45 days after receipt of the preliminary plan packet, except where an extension of time is formally granted by an applicant.

(3) Where an applicant has not previously filed and obtained Planning Commission comments on a sketch plan, and if requested by the Planning Commission at the initial or subsequent public meetings on the Preliminary Plan, the applicant shall arrange for a day-time site visit of the property by Planning Commission members. Other municipal officials, appointed Township Committee members, and Township consultants may also attend, as determined by the Township Planning Commission. The purpose of the visit is to familiarize Township officials with the property's existing conditions and special features, to identify potential site design issues, and to provide an informal opportunity to discuss site design concepts, including the general layout of open space areas (if applicable), and potential locations for proposed buildings, stormwater management and sewage treatment/recharge areas, and street alignments. Applicants shall have available for review at the site a copy of the preliminary plan, a current aerial photograph of the site and immediate surroundings, and an existing features plan. Applicants and their site designers are encouraged to accompany the Planning Commission and other attendees. Comments made by Township officials or their staff and consultants shall be interpreted as being only suggestive. All parties shall understand that no formal recommendations can be offered, and no official decisions can be made, at the site visit.

(4) After such review, the Secretary of the Planning Commission should send written notice of the action of the Planning Commission, including any recommended conditions of approval.

E. Board of Supervisors.

(1) In acting on the preliminary subdivision or land development plan, the Board shall consider the recommendations of the Planning Commission, if applicable, and any other written comments from requested County, State, and Federal agencies, Township Committees, and Township consultants, and may specify conditions, changes, modifications, or additions to the application which the Board deems necessary.

(2) Upon approval of the application, the Board of Supervisors shall designate a copy of the preliminary plan as the official copy. This copy shall include all necessary corrections as required by the Board of Supervisors. It shall be retained in the Township files.

(3) The decision of the Board shall be made and communicated to the applicant within the time periods set forth in Subsection 4A above.

(4) The Township may elect to grant approval of a preliminary plan subject to conditions acceptable to the applicant. If such conditional approval is given by the Township, the applicant shall be required to accept the conditions by giving written notice of applicant's acceptance within 10 days after notice of the Township's conditional approval has been communicated to the applicant or mailed to the applicant at applicant's last known address. Any such conditional approval shall be rescinded automatically upon the applicant's failure to accept the conditions within such ten-day period.

5. Content. A preliminary plan shall consist of and be prepared in accordance with the following minimum standards:

A. Drafting Standards:

(1) The plan shall be drawn on a scale equal to or larger than one inch equals 50 feet.

(2) Dimensions shall be set in feet, bearing in degrees, minutes, and seconds, with errors of closure not to exceed one part per 10,000.

(3) Each sheet shall be numbered and shall show its relationship to the total number of sheets.

(4) The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed.

(5) The original drawing, and all submitted prints thereof, shall be made on sheets no larger than 30 inches by 42 inches and no smaller than 24 inches by 36 inches.

(6) If the preliminary plan requires more than one sheet, a master sheet at a scale not smaller than one inch equals 400 feet showing the location of each section shall accompany the plan.

If more than one scale is used in the plan, a key must be provided that indicates the difference in scale.

B. Site Design and Layout Standards.

(1) A location map and north arrow for the purpose of locating the site to be subdivided or developed, at a scale of not less than 2,000 feet to the inch, showing the relation of the tract to adjoining property and to all streets and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.

(2) A series of maps, prepared in accordance with Subsection 5A., with the accompanying narrative as needed, showing the following existing conditions:

(a) Proposed subdivision or land development name or other identifying title.

(b) Name, address and telephone number of the applicant and the owner of record or of his authorized agent, if any.

(c) Name, address and telephone number of the registered engineer or surveyor responsible for the plan. If a registered engineer, architect or landscape architect collaborated in the preparation of the plan, his name and address and seal shall also appear. All plans showing the subdivision of land must be signed and sealed by a registered surveyor.

(d) Zoning information, including applicable district, lot size and yard requirements, proof of any variance which may have been granted, and any zoning boundaries that traverse or are within 200 feet of the tract.

(e) All waivers or modifications being requested by the applicant as well as all waivers or modifications granted to the applicant by the Board, shall be clearly stated on the first sheet of the preliminary plan submission, and also filed simultaneously in letter form to the Board.

(f) Original date of preparation, revision dates, with concise descriptions of each revision, north point, and scale, both written and graphic.

(g) Total acreage of the tract to the nearest square foot, and the acreage of the tract for both total and net lot area.

(h) Total tract boundaries showing bearings and distances and along all existing rights of way within and adjacent to the tract prepared by a registered professional land surveyor.

(i) The applicable front, side, and rear setbacks shall be shown on each lot, including the required setbacks from pipeline rights of way indicated in § 22-424, and any required riparian buffer area setbacks (as specified in § 22-429.3 of this chapter, and § 27-1504 of the Zoning Ordinance [Chapter 27]). The result is an indication of the building envelope, or that area where building is permitted.

(j) The names of all current owners of all adjacent lands, the names of all proposed and existing subdivisions adjacent, and the locations and dimensions of any streets or right of way easements.

(k) The locations and dimensions of all existing streets, railroads, sewers and sewage systems, aqueducts, water mains and feeder lines, fire hydrants, gas, electric, and oil transmission lines, water courses, sources of water supply, easements, and other significant features within the property, or such driveways, intersections and utilities; within 100 feet of any part of the property proposed to be developed or subdivided if the project area is 10 acres or less; the Township can require the aforementioned features be shown within a distance of 400 feet if conditions warrant.

(l) All features noted in § 22-307.1, "Existing Features Plan." A separate drawing showing these features is required for all subdivisions and for land developments.

(m) The applicant shall obtain a wetlands survey performed by a firm competent to complete such surveys, prepared in accordance with Pennsylvania Department of Environmental Protection criteria and delineated according to the procedures contained in the Corps of Engineers Wetlands Manual (Technical Report Y-87-1), January 1987, and as amended thereafter. If no such lands exist on the tract for which the subdivision or land development is proposed, the plan must include a statement indicating so. Whenever the Township Planning Commission and/or the Township Engineer have reasonable evidence that wetlands may be present or may extend beyond the boundaries shown, the Township may engage an independent wetlands consultant who shall conduct a survey and resolve the location of wetlands boundaries. If the Township's consultant finds wetlands present, not indicated by the plan, the applicant shall reimburse the Township for the cost of the Township's consultant's fees in accordance with § 22-602.7 of this chapter. If no wetlands are found or if the area is found to be equal to or smaller than that shown on the plan, the Township will pay the consultant's fee.

(n) Any proposed improvements or land disturbances requiring a permit from the U.S. Army Corps of Engineers, the Pennsylvania Department of Environmental Protection, or the Chester County Conservation District shall be so indicated.

(o) In the case where individual on-lot sewage disposal systems are proposed, percolation test holes and deep probe test pits shall be performed according to § 22-423.10 as prescribed herein, and the exact locations of the successful and failed percolation and deep holes for the primary and replacement disposal areas shall be shown. Minimum horizontal isolation distances shall be maintained for the sewage disposal system as required by Pennsylvania Code, 25 Pa. Code, Chapter 73, "Standards for Sewage Disposal Facilities," and shall be indicated on the plan.

(p) In the case where an individual or community well is proposed to serve the subdivision or land development, the proposed location of the well shall be indicated on the plan.

(q) The locations and widths of any streets or other public ways or places as shown upon an adopted local or County plan, if such plan exists for the area to be subdivided or developed.

(r) Locations of all existing structures on the tract, and distance thereof from lot lines.

(s) A contour line at vertical intervals of not more than two feet. Actual field surveying or aerial photo interpretation shall be required.

(t) Location and elevation of the datum to which contour elevations refer; datum used shall be a known established local bench mark.

(u) A boundary survey and certification as to the accuracy of the survey shall be provided for all subdivisions and/or developments except those which divide large farms into two or more parcels for continued agricultural use.

(v) All notations on the plan must be readable, illegible notations will be considered incomplete data on the plan.

(3) Major subdivision applications filed in accordance with the open space design option, as provided in the East Vincent Township Zoning Ordinance [Chapter 27], shall demonstrate compliance with the four step design process in accordance with § 22-304 of this chapter. Applicants for any other subdivision or land development where formal designation of open space is not required, shall nevertheless be required to demonstrate general compliance with this process, treating land to be left undisturbed and/or land in excess of maximum impervious coverage limitations as if open space.

(4) A full plan of the proposed subdivision or land development, prepared in accordance with Subsection 5A, including at a minimum:

(a) Location and width of all streets and rights of way with a statement of any conditions governing their use, including distance to the nearest intersection; proposed dedicated rights-of-way and reserved ultimate rights-of-way; road names and state or Township numbers.

(b) Existing and proposed street and utility easement locations with approximate dimensions.

(c) All proposed lot lines with approximate dimensions and lot areas, both gross and net, indicating those limitations excluded in the lot area definition; impervious and vegetative coverage calculations.

(d) Building setback lines along each street, minimum side and rear yard limits; building setback lines from riparian buffer area features and existing historic structures.

(e) A statement of the intended use of all nonresidential lots and parcels.

(f) Lot numbers, and a statement of the total number of lots and parcels; Addresses of each lot as provided by the.

(g) Sanitary and storm sewers, groundwater recharge areas, bioretention areas, and other drainage improvement measures with the size and material of each indicated, and any proposed connections with existing utilities or outfalls.

(h) Location of existing and/or proposed trails throughout the property, especially those linking with trails on adjacent properties or providing potential links to the Township's Comprehensive Trails System. Where no such trails exist, the applicant shall, after consulting with the Township's Comprehensive Trail System Map, propose a trail corridor that would link the applicant's property with the Comprehensive Trail System.

(i) Proposed parks, playgrounds, and other open space areas to be dedicated or reserved for public use, with any conditions governing such use, ownership and maintenance, consistent with the conceptual open space management plan, if applicable under an OSDO development.

(j) A note stating the requirement that private driveways shall be placed for the first 20 feet from the edge of the street as per § 22-417 of this chapter.

(k) A construction sequencing plan.

(l) The Pennsylvania One-Call Number and a table showing all affected utilities.

(5) The preliminary plan shall be accompanied by the following supplementary data:

(a) An existing features plan, prepared in accordance with § 22-307.1, and a site analysis and impact narrative, prepared in accordance with § 22-307.2.

(b) A conservation plan, prepared in accordance with § 22-307.3.

(c) A stormwater management plan, prepared in accordance with § 22-307.4.

(d) An improvements and construction plan, prepared in accordance with § 22-307.5.

(e) A landscaping plan, prepared in accordance with § 22-422.

(f) All impact studies as required by § 22-307.6.

(g) If the preliminary plan or land development application is filed in accordance with an existing conditional use, special exception, or variance, then the applicant's supplementary data shall include the conditional use, special exception, or variance order, any conditions of approval, and all plans submitted and approved as part of the order.

(h) Open space management plan, prepared in accordance with the approved conceptual open space management plan, if the preliminary plan reflects a residential subdivision pursued under the open space design option of the Township Zoning Ordinance [Chapter 27].

§ 22-306 Final Plan Submission, Review and Content.

[Ord. 138, 7/17/1996, § 305; as amended by Ord. 178, 12/1/2004]

1. Submission.

A. Within 12 months after approval of the preliminary plan, or in the case of a minor subdivision application, a final plan and all necessary supplementary data shall be officially submitted to the Township Manager. Where the final plan is being submitted subsequent to the preliminary plan approval, an extension of time may be granted by the Board where the applicant has successfully demonstrated every effort has been made to comply with this requirement. A plan showing all the information required for a final plan, which has been submitted as a preliminary plan, and for which no changes have been required by the Board of Supervisors, may be approved as a final plan.

B. For major subdivision applications, the final plan shall conform to the terms of approval of the preliminary plan, as well as any conditions as part of an order of approval for an OSDO development, and to the most recent administrative regulations adopted by the Board of Supervisors for such purposes.

C. For major subdivision applications, the Board of Supervisors may permit submission of the final plan in sections, each covering a reasonable portion of the entire proposed subdivision as shown on the approved preliminary plan, but in no case shall include less than 25% of the total lots or units as depicted on the approved preliminary plan.

D. All final plan applications, along with the criteria listed below, shall be submitted to the Township office 15 days prior to the next meeting of the Planning Commission. The Township Manager shall determine whether the applicant presents a complete submission. The official filing date will be established by the terms of § 22-306.2A.

(1) One copy of the official Township application for final review form; being notarized by an affidavit of ownership and intended use of the land; a letter requesting final plan review.

(2) A minimum of six prints of the final plans and three copies of all required supporting information and plans to be distributed as stipulated in § 22-305.2D, except that no final plans are required to be submitted to the Chester County Health Department, Chester County Conservation District, the Sewer Authority, or adjacent municipalities. Interim plans may be submitted to the Chester County Health Department, Chester County Conservation District, and the Municipal Authority in order to obtain their approval. Final plans should be in conformity with the requirements of those agencies and be accompanied by approvals from the respective agencies.

(3) Payment of required application fees and escrow deposits as determined by resolution of the Board.

(4) The final plan also shall be submitted to the Township electronically in a mutually agreed upon format; preferably AutoCAD (.dwg or.dxf) format, and consistent with Township and Chester County GIS data standards including coordinates referenced to NAD83 Pennsylvania State Plane feet.

E. The Township Manager shall note the date of the receipt of the letter, application and escrow deposits are in order. The application shall not be deemed to be filed until a complete application and required fees have been submitted.

2. Review.

A. Official Review Period. The Board of Supervisors shall act on the application for final approval not later than 90 days following the date of the regular meeting of the Township Planning Commission next following the date the application is filed (the date stamped on the plan), provided that, should the said next regular meeting occur more than 30 days following the filing of the application, said ninety-day period shall be measured from the 30th day following the date that the application has been filed. The decision of the Board shall be in writing and shall be communicated to the applicant personally or mailed to him at his last known address not later than 15 days following the decision.

B. Township Engineer and Municipal Authority.

(1) The review by the Township Engineer shall include an examination of the content of the plans to be certain that all information and changes required by this chapter and by the Board in its review of the preliminary plan are presented in the plans submitted; an investigation of the plan to be certain that all other Township ordinances are complied with, and an examination of the engineering feasibility of the final designs presented for the location, alignment and grade of streets, stormwater drainage, and water supply. The Township Engineer shall forward his written comments on the plan to the Planning Commission.

(2) The Municipal Authority shall review the final design of sewerage facilities to determine compliance with standards established for acceptance of such systems by the Board. They shall authorize the application for such permits as are required by Federal, State or local authorities. Final approval of plans by the East Vincent Municipal Authority shall be a condition precedent to the Board's final action on the application.

C. Township Planning Commission.

(1) The Planning Commission shall review the final plan submitted and shall consider any recommendations of the Township Engineer, and any other reviewing agency submitting comments.

(2) After such review, the Secretary of the Planning Commission shall send written notice of the action of the Planning Commission and the reasons therefore, citing specific sections of statutes or ordinances relied upon, along with the written comments of the Township Engineer, other agencies and the Sewer Authority to the Board within five days of completion of the Planning Commission's review.

D. Board of Supervisors.

(1) In acting on the final subdivision or land development plan, the Board may specify conditions, changes, modifications, or additions to the application which the Board deems necessary.

(2) Upon the Planning Commission's recommendation for approval of the final plan, the Board may request the applicant's engineer to prepare a written estimate of the cost of all improvements and forward a copy of such cost estimate to the Board within 10 days. The Township Engineer will review all estimates for adequacy.

(3) The Board of Supervisors shall designate one print of the final plan as the official copy. This copy shall include all corrections required by the Board of Supervisors. It shall be retained in the Township files.

(4) The decision of the Board shall be made and communicated to the applicant within the time periods set forth in Subsection 2A above.

(5) The Township may elect to grant approval of a final plan subject to conditions acceptable to the applicant. If such conditional approval is given by the Township, the applicant shall be required to accept the conditions by giving written notice of applicant's acceptance within 10 days after notice of the Township's conditional approval has been communicated to the applicant or mailed to the applicant at his or her last known address. Any such conditional approval shall be rescinded automatically upon the applicant's failure to accept the conditions within such ten-day period.

(6) A minimum of nine copies of the final plan as finally approved, certified by the applicant's appropriate professional, with the appropriate endorsement of the applicant, Board of Supervisors and the Township Engineer, shall be distributed by the applicant as follows:

(a) Nine copies to the Chester County Planning Commission for signing. The County Planning Commission keeps one copy. Eight copies must be recorded within 90 days as per § 513(a) of the Municipalities Planning Code, 53 P.S. § 10513(a).

(b) The County Courthouse retains three signed and recorded copies. One recorded copy is mailed back to the applicant.

(c) Two signed and recorded copies are to be retained in the Township files, together with one copy of all supporting materials.

(d) One signed and recorded copy to the County Health Department.

(e) The applicant keeps two signed and recorded copies.

(f) The approved final plan also shall be submitted to the Township electronically in a mutually agreed upon format; preferably AutoCAD (.dwg or.dxf) format, and consistent with Township and Chester County GIS data standards including coordinates referenced to NAD83 Pennsylvania State Plane feet.

E. Every final plan approval shall be subject to the following conditions:

(1) The applicant shall execute a subdivision and land development agreement in accordance with § 22-310, agreeing with the Township to install all the improvements as required by this chapter and all regulations adopted pursuant thereto.

(2) The applicant shall provide a performance guarantee in accordance with § 22-311.

(3) The applicant agrees, if requested, to tender a deed of dedication to the Township for such streets, any and all easements for sanitary sewers, water lines, or storm sewers, and public improvements including stormwater basins, street paving, sidewalks, trails, shade trees, water mains, any fire hydrants, sanitary and storm sewers, as are required for the promotion of public welfare, after all said improvements are completed and such completion is certified as satisfactory by the Township Engineer. The Board may require that the applicant supply a title insurance certificate or policy (in such amount as the Township shall reasonably require) from a reputable company before any property is accepted for the Township.

(4) Whenever the applicant is providing open space as part of the development, an easement and covenant in perpetuity restricting such open space against further subdivision or development shall be executed between the applicant and the Township or an organization acceptable to the Township, and shall run to the benefit of the Township and lot purchasers in the subdivision or land development.

(5) The applicant shall have applied for all required permits from agencies having jurisdiction over ancillary development, such as Pennsylvania Departments of Transportation and Environmental Protection, Public Utility Commission, and County Health Department.

F. Before acting upon any subdivision or land development plan, the Board of Supervisors may hold a public hearing thereon pursuant to public notice.

G. No plan which will require access onto a road under the jurisdiction of PennDOT shall be finally approved unless the plan contains a notice that a highway access permit is required pursuant to § 420 of Act 428, known as the "State Highway Law," 36 P.S. § 670-101 et seq., before access to a State road is permitted.

3. Content. Final plans shall conform in all important details to preliminary plans, including any conditions specified by the Board. A final plan shall consist of and be prepared in accordance with the following:

A. Drafting Standards.

(1) The plan shall be drawn to a scale equal to or larger than one inch equals 50 feet.

(2) Final plans shall be made on sheets no larger than 30 inches by 42 inches and no smaller than 24 inches by 34 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, final plans shall be drawn in two or more sections, accompanied by a key diagram showing relative location of the sections. The scale shall not be less than 100 feet to the inch. All dimensions shall be shown in feet and hundredths of a foot.

B. Site Design and Layout Standards.

(1) All information required in § 22-305.5, and the following minimum data:

(a) The total tract boundary lines of the area being subdivided with accurate distances to 1/100th of a foot and bearings in degrees, minutes and seconds. These boundaries shall be balanced and closed with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(s) adjoining additional unplatted land of the applicant are not required to be based upon field survey, and may be calculated. The monuments and markers shall be indicated, along with a statement of the total area of the property being subdivided on the plan of record. In addition, the applicant's engineer or surveyor shall certify to the accuracy of the survey and the drawn plan.

(b) All straight lot lines and chords and radii of curved lot lines, defined in feet and hundredths of a foot by distances, and in degrees, minutes and seconds either by magnetic bearings or by angles of deflection from other lot and street lines.

(c) Lot numbers, lot areas both total and net area indicating that the portion of the lot containing limitations excluded by the lot area definition, and a statement of the local number of lots and parcels, together with post office address for each lot.

(d) A statement of the intended use of all nonresidential lots. A statement of restrictions of any type which exist as covenants in the deed(s) for all lots contained wholly or in part in the subdivision and, if covenants are recorded, including the deed book and page number.

(e) All proposed building (setback) and yard line requirements for each lot, or the proposed placement of each building, and the proposed location of on-site water and sewer facilities.

(f) The location of all existing and proposed monuments.

(g) All easements or rights of way where provided for or owned by public services and any limitations on such easements or rights of way. Easements or rights of way shall be specifically described on the plans. Easements should be located in cooperation with the appropriate public utilities.

(h) Location, size, material used, invert elevation, and percent of grade of all sanitary and storm sewers and location of all manholes, inlets and culverts. This data may be submitted as a separate plan.

(i) If the subdivision proposes a new street intersection with a state legislative route, the intersection permit number(s) shall be indicated for all such intersections.

(j) A certification of ownership, acknowledgment of plan and offer of dedication shall be affixed on the plan, and shall be duly acknowledged and signed by the owner(s) of the property and notarized.

(k) All waivers being requested by the applicant, as well as all waivers granted to the applicant by the Board, shall be clearly stated on the first sheet of the final plan submission.

(l) Certificate for approval of the plan by the Township Supervisors and by the Township Planning Commission shall be presented; as well as other certificates required by the Township.

(m) The name (or number) and cartway width and lines of all existing public streets and the name and location of all other roads within the property.

(n) Any fees, whether required or agreed to by the developer, shall be clearly noted on the plan.

(o) The following data for the centerline of the cartway and both right of way lines of all recorded, and proposed streets, within and adjacent to the property:

1) Courses and distances with length in feet and hundredths of a foot of all straight lines and of the radius and the arc (or chord) of all curved lines with delta angles including curved lot lines, and bearings in degrees, minutes and seconds for all straight lines.

2) The width in feet of the cartway, right of way and of the ultimate right of way, and (in degrees, minutes and seconds) of the delta angle of all curved lines, including curved lot lines.

(p) A boundary survey and certification as to the accuracy of the survey shall be provided for all subdivisions and/or land developments except those which divide large farms into two or more parcels for continued agricultural use.

(q) Plans shall provide for a sequencing of construction satisfactory to the Township Engineer.

(r) All notations on the plan must be readable. Illegible notations will be considered incomplete data on the plan.

(s) In addition to the above plan requirements, written legal descriptions shall be provided to the Township for all easements, rights-of-way being offered for dedication and, the entire tract being subdivided.

(2) The final plan shall be accompanied by the following supplementary data:

(a) A final conservation plan, prepared in accordance with § 22-307.3.

(b) A final stormwater management plan, prepared in accordance with § 22-307.4.

(c) A final improvements and construction plan, in accordance with § 22-307.5.

§ 22-307 Accompanying Data.

[Ord. 138, 7/17/1996, § 306; as amended by Ord. 163, 6/12/2002, §§ 6 —11; and by Ord. 178, 12/1/2004]

1. Existing Features Plan.

A. On the existing features plan, the applicant shall identify all the following site features, as applicable, on a single plan map, or maps, and/or narrative format, depending on the tract size, proposed project, and scale of drawing. The existing features plan shall be labeled such and shall be placed on a sheet separate from all other required plan information. The existing features plan shall not substitute for the individual plan requirements of §§ 22-303.5 (sketch plan content), 22-305.5 (preliminary plan content), 22-306.3 (final plan content), and 22-307.4 (stormwater management plan), which identify features and proposed disturbance. Township officials and staff reserve the right to conduct a site visit, with or without its consultants, to verify the information provided by the applicant pursuant to this section. The existing features plan shall include the following:

(1) Degree of slope, at contour intervals of not more than two feet for land sloping 15% or less, and at intervals of not more than five feet for land sloping greater than 15%.

(2) Areas within the Floodplain District, including floodway fringe, and approximated floodplain areas as delineated by the November 29, 1996, Flood Insurance Studies and Map prepared for the Township of East Vincent by the Federal Insurance Administration, or as updated.

(3) Alluvial soils, wherever they extend beyond the limits of the Floodplain District.

(4) Water bodies and watercourses, both perennial and seasonal.

(5) Drainage basins and sub-basins.

(6) Wetlands, as delineated by the criteria of the U.S. Army Corps of Engineers and as required pursuant to § 22-305.5B2(m) of this chapter.

(7) High groundwater areas, as identified by the location of soils with seasonal or perennial high water table, as mapped in the Soil Survey of Chester and Delaware Counties.

(8) Generalized soil type names as mapped in most recent edition of the Soil Survey of Chester and Delaware Counties, including indication of the location of all soils classified as agricultural capability Class I, Class II, or Class III, as listed in § 27-401A of the East Vincent Township Zoning Ordinance [Chapter 27].

(9) Generalized geological characteristics, including rock formation type(s) and locations of fault zones.

(10) Existing vegetation denoted as to type, including woodlands, specimen vegetation, and hedgerows; individual trees of six inch caliper or greater dbh; wetland vegetation; old field; meadow, pasture, or cropland; orchard; cultivated and ornamental garden areas; etc.

(11) Existing structures and other improvements.

(12) Historic resources pursuant to this chapter and the Zoning Ordinance [Chapter 27]; including structures, ruins, sites, traces, archeological or potential archeological sites and relationship to the bounds of any National Register historic district, or historic districts determined eligible for the National Register.

(13) Existing paths and trails.

(14) Viewsheds, as defined by ridgelines, and including a delineation of all areas and site features, including, but not limited to, historic resources and other significant assets such as visual features that represent the Township's unique character, are found within the French Creek Scenic Corridor Overlay District, or that are visible from nearby or any other public roads.

(15) Any other natural and historic features in accordance with § 22-429 of this chapter, including plans for required protection, replacement, or management in accordance with that Section.

(16) Any natural area(s) listed in the Chester County Natural Areas Inventory.

B. The site features identified as per Subsection 1A, above, shall be shown on plan map(s) or a transparent overlay at the same scale as the plan map(s) submitted, in order to determine the locational relationship of identified site features to development as proposed, including proposed structures, roads, driveways, parking areas; utilities (e.g., stormwater management facilities, sewer or water), recreation facilities, change to natural grade, and vegetation removal.

C. Subdivisions which propose average lot sizes greater than 10 acres and utilize conservation easements to protect and preserve natural and environmental resources are not required to show items specified in Paragraphs A(1) and A(10) on the existing features plan.

2. Site Analysis and Impact Narrative.

A. A written site analysis and impact narrative shall serve as the initial environmental impact assessment for a proposed project subject to this chapter, or for a conditional use application subject to the Zoning Ordinance (see Chapter 27, Part 19), and shall be submitted with the sketch plan (to the fullest extent the required information is available at the time of submission), Conditional Use application, and the preliminary plan except as provided in Paragraph D below. Minor subdivision applications are not required to include this narrative. The written narrative shall identify and evaluate the proposed development's potential adverse impacts on sensitive receptors in proximity to proposed action. Receptors include, but are not limited to, adjacent and nearby land uses such as, schools; churches; existing residential neighborhoods and other types of development; or natural, cultural, or historic resources which are identified in the East Vincent Township Comprehensive Plan or the East Vincent Township Open Space, Recreation, or Environmental Resources Plan and of which some are protected by this chapter and the Zoning Ordinance [Chapter 27].

B. The site analysis and impact narrative shall further identify how the applicant proposes to avoid impacts to identified sensitive receptors and protected natural, cultural, or historic resources. Where impacts are unavoidable and allowed by applicable regulations, the applicant shall document how the impacts have been avoided to the extent practicable by the proposed project and how the impacts will be mitigated in accordance with this and other Township ordinances.

C. The narrative may include graphics, maps, photos, and other illustrative materials to support the text, and can be of a length necessary to adequately convey the information required in Paragraphs A and B above.

D. At the time of preliminary plan submittal, a required environmental impact statement prepared pursuant to Subsection 6C shall substitute for the site analysis and impact narrative. The site analysis and impact narrative shall not substitute for an EIS, if required pursuant to Subsection 6C, unless otherwise approved by the Board of Supervisors.

3. Conservation Plan. A conservation plan is required to accompany the preliminary and the final subdivision or land development plan. It shall be clearly and legibly drawn to the same scale as that of the preliminary and final plans.

A. Purpose. The purpose of the conservation plan is to identify plans and techniques to be incorporated into the development proposal that regulate the modification of natural terrain during the site development process to ensure that:

(1) The disturbance of the site does not result in damaging erosion and sedimentation control problems in order to protect the health, safety and welfare of the Township residents. These objectives will be pursued at the Township level in conjunction with and according to State requirements for erosion and sedimentation control, as defined in the Department of Environmental Protection (PADEP) Chapter 102 regulations, as amended, and defined in the Erosion and Sediment Pollution Control Program Manual of PADEP as amended, and the Special Protection Waters Implementation Handbook of PADEP as amended.

(2) The site design and preparation incorporates necessary steps to ensure the successful installation and long-term operation of erosion and sedimentation control and stormwater management facilities as defined in this subsection.

(3) The goals and objectives for the implementation of the Township Open Space, Recreation, and Environmental Resource Plan and the Township Comprehensive Plan as amended, and regulated in § 22-428 of this chapter, are linked with other land development concerns.

(4) The disturbance and removal of topsoil is reduced and avoided as required by § 22-427 of this chapter.

(5) The natural and historic features protection objectives of § 22-429 of this chapter are maintained.

B. Plan Content. The conservation plan shall be prepared on the base plan for preliminary and final plans showing all of the existing conditions and those elements of a preliminary or final plan relating to grading, storm drainage, building and paving coverage proposed, and perimeter boundaries and the like which may affect the design of erosion control and stormwater management facilities. In addition the conservation plan will show:

(1) Locations of all soil classifications with special notation of seasonally high water table soils. Soils present on site shall be tabulated by hydrologic soil group.

(2) Location and results of soil percolation tests whenever on-site disposal of sewage is planned.

(3) Notations indicating all trees or portions of tree masses proposed to be cleared as part of the proposed subdivision or land development plan, together with reasons for such clearing; all proposed alterations of the natural grade, whether by cut or by fill, together with reasons for such alteration; compliance with all applicable erosion and sedimentation control standards.

C. A required element of any conservation plan shall be a plan for the control of erosion and sedimentation and for stormwater management. Any conservation plan for subdivision or land development must be accompanied by a stormwater management plan as provided in Subsection 4. The minimum components of the conservation plan are as follows:

(1) A narrative summary of the project, including:

(a) General description of the project.

(b) General description of accelerated erosion control.

(c) General description of sedimentation control.

(d) General description of stormwater management, both during and after construction.

(e) Date project is to begin and expected date final stabilization will be completed.

(2) Proposed alterations to the project area, including:

(a) Structures, roads, paved areas, and buildings.

(b) Proposed stormwater control facilities.

(c) Finished contours including areas of cuts and fills.

(d) Changes to vegetative cover.

(3) Calculations and description of the amount of runoff from the project area to swales, pipe discharge points, temporary and permanent basins, sediment traps, etc. Calculations shall be performed for pre-development, during development, and post development conditions. Such calculations shall demonstrate that the capacity of the system to control erosion and to prevent sediment discharges is sufficient to control velocity and quantity of discharge to acceptable limits.

(4) The staging of earthmoving activities, described in the narrative, including:

(a) Cover removal, including all cuts and fills.

(b) Installation of erosion and sediment control facilities and practices.

(c) Installation of improvements, including streets, storm sewers, underground utilities, sewer and water lines, buildings, driveways, parking areas, recreational facilities, and other structures.

(d) Program of operations to convert erosion and sedimentation controls to permanent stormwater management facilities, including a chart of the relative time sequence of activities.

(5) Temporary control measures and facilities for use during earthmoving, in both map and narrative form, including:

(a) Purpose.

(b) Temporary facilities or other soil stabilization measures to protect existing trees and shrubs from earthmoving activities.

(c) Types, locations, and dimensioned details of erosion and sedimentation control measures and facilities.

(d) Design considerations and calculations of measures and facilities to control excess stormwater created by runoff from graded areas.

(e) Facilities to prevent tracking of mud by construction vehicles onto existing roadways.

(6) A narrative description of the maintenance procedures for both temporary and permanent control facilities, and of ownership arrangements, including:

(a) The methods and frequency for removal of, and ultimate disposal site for, sediment and other materials removed from control facilities, both during and upon completion of the project.

(b) The proposed ownership and financial responsibility for maintenance of the permanent control facilities.

4. Stormwater Management Plan.

A. Applicability. A stormwater management plan demonstrating compliance with the standards and requirements of § 22-426 of this chapter shall be submitted to the Township for review and approval in any situation where the provisions of said § 22-426 or of § 27-1507 of the East Vincent Township Zoning Ordinance [Chapter 27] apply.

B. Submission Requirement.

(1) Submission of the stormwater management plan shall accompany preliminary and final subdivision or land development submission, or any building or zoning permit application, as applicable pursuant to Paragraph A above.

(2) Upon submission to the Township, the stormwater management plan also shall be submitted to the Chester County Conservation District for review and approval.

C. Stormwater Management Plan Contents. Submission of any stormwater management plan shall include narrative, maps, plans and data adequate to demonstrate compliance with § 22-426 including, but not limited to, the following. Plan sheets utilized shall be the same plan sheets as used for the conservation plan except as may be necessary to show additional details. Details on separate sheets shall be carefully cross referenced.

(1) General description of the project and relationship to the purposes of § 22-426.

(2) A suitable map of the total watershed (a USGS Quadrangle map is sufficient).

(3) Plan requirements of Federal, Commonwealth and County agencies with regard to stormwater management shall be listed and described in terms of proposed plan compliance.

(4) Acknowledgment of applicability of the East Vincent Township Grading Ordinance, Ord. 93 [Chapter 9, Part 1], including listing of any requirements applicable to stormwater management and description of proposed means of compliance.

(5) Date project is to begin and expected date of completion of stormwater management facility installation.

(6) Soil permeability test results as set forth in § 22-426, prepared and submitted by a licensed professional engineer with experience and education in soil mechanics.

(7) An analysis of existing on and off-site drainage problems.

(8) Mapping of proposed alterations to the project area, including:

(a) Changes to land surface and vegetative cover, including zones of disturbance, zones of nondisturbance.

(b) Areas of cuts.

(c) Areas of fill.

(d) Structures, roads, paved areas, and buildings.

(e) Proposed stormwater control provisions, both nonstructural and structural facilities.

(f) Finished contours at intervals as described elsewhere in this chapter.

(9) Calculations and description of the amount of runoff from the project area and the upstream watershed area, in accordance with the provisions of § 22-426, including:

(a) Separate calculations representing conditions pre-, during, and post-development.

(b) Method of calculation and figures used (including square footages for impervious surfaces of buildings, driveways, parking areas, etc.).

(c) Factors considered.

(10) The time schedule for land disturbance activities including:

(a) Cover removal, including all cuts and fills.

(b) Installation of erosion and sediment control facilities and practices as relevant to permanent stormwater management.

(c) Installation of improvements, including streets, storm sewers, underground utilities, sewer and water lines, buildings, driveways, parking areas, recreational facilities, and other structures.

(d) Program of operations to convert erosion and sedimentation controls to permanent stormwater management facilities, where applicable, including a chart of the relative time sequence of activities.

(11) Plans, drawings, and cross-sectional diagrams, as necessary to indicate design of the permanent stormwater management program indicating locations, descriptions, and design details for all stormwater management system components, including, as appropriate, measures for groundwater recharge and facilities for site restoration and long-term protection, including but not limited to:

(a) Installation of infiltration facilities, roof-top storage, cisterns, seepage pits, french drains, etc., to serve individual buildings.

(b) Use of semi-pervious materials for driveways, parking areas, etc.

(c) Types, locations, and dimensioned details of all facilities for stormwater detention, retention, infiltration, and conveyance, including detailed design of all basins, berms, trenches and swales, and all structures for conveyance and regulation of stormwater flow, including as applicable, but not limited to:

1) Design specifications for infiltration devices and energy dissipating and sediment removal devices.

2) Infiltration bed lining.

3) Indication of top and bottom elevation of all embankments, degree of side slopes.

4) Permanent pool elevation(s) and stage storage data (cubic feet and elevations).

5) Spillway elevations, widths and lining.

6) Pipe barrel, riser, outlet structure and outfall structure dimensions.

7) Dimensions and spacing of anti-seep collars, and plans for trash rack(s) and anti-vortex device(s).

(d) Specifications for soil preparation.

(e) Detailed design considerations and calculations supporting the overall stormwater management program, selection of best management practices (BMPs) and all structural components.

(f) Location of drainage easements.

(g) Scaled plans of any fencing or landscaping to be used to control or prevent access to stormwater management facilities.

(h) Proposed establishment of permanent vegetation or other soil stabilization measures.

(12) An analysis of all stormwater flows to and from the project area as calculated for pre-, during and post-development conditions, including flows to all inlets, head walls, swales, channels, recharge components, basins, and other system facilities as applicable, and including all supporting material.

(13) Description and proposed documentation of ownership, operation, and maintenance provisions for all stormwater related facilities. Where the maintenance of stormwater management facilities and systems is the responsibility of an individual lot owner, the terms of appropriate maintenance agreements) and a description of the facilities and systems on the lot shall be set forth in perpetual covenants or deed restrictions binding on the landowner's successors in interest and shall be recorded.

5. Improvement Construction Plan. An improvement construction plan shall be required to accompany preliminary and final plans whenever an improvement is to be constructed or installed.

A. Scale. The improvement construction plan shall have the same scale as required for a preliminary and final plan.

B. Data. The improvement construction plan shall contain sufficient information to provide working plans for the layout and construction of proposed streets, utilities, stormwater retention structures, and other improvements. Such a plan shall include, but not be limited to, the following:

(1) A horizontal plan showing layout of proposed improvements, including stations corresponding to those shown on the profiles, horizontal curves, location and size of inlets and manholes, horizontal location of proposed utilities, and existing contours.

(2) A profile plan indicating the final grades of streets and sewers and the extent of cut and fill operations.

(a) The profile plan shall show the vertical section of the existing grade and proposed grade along the centerline and rights of way of the proposed street. Where storm drainage and/or sanitary sewer lines are to be installed, they shall also be indicated on the profile plan.

(b) The horizontal scale of the profile plan shall be not less than one inch equals 50 feet and the vertical scale shall be not less than one inch equals five feet.

(c) A typical cross-section street construction shall be shown on the Profile Plan and shall indicate the following:

1) Right-of-way width and the location and width of paving within the right-of-way.

2) Type, thickness and crown of paving.

3) The location, width, type, and thickness of curbs and sidewalks to be installed, if any.

4) Typical location, size and depth of any underground utilities that are to be installed in the right of way where such information is available.

(d) All storm sewer, sanitary sewer, public water, gas line, and other existing utility crossings shall be shown by profile.

6. Impact Statements.

A. Applicability. The traffic impact study detailed in Subsection 6E(1) shall be required for all preliminary plan applications for subdivision or land development when any of the following are proposed for a property:

(1) Residential development which can be expected to generate more than 50 trips during any peak hour, based on the most current trip version of the Trip Generation Manual prepared by the Institute of Transportation Engineers (ITE), as amended.

(2) Institution or retirement facility with a trip generation rate of 100 AADT, as established in the Trip Generation Manual prepared by the Institute of Transportation Engineers, as amended.

(3) Industrial, commercial and/or office development having a trip generation rate of 100 AADT or more, as established in the Trip Generation Manual prepared by the Institute of Transportation Engineers, as amended.

(4) Any project which will affect roads with a level of service at "D," "E," or "F," as determined by the Township at the time of submission. (Levels of service are defined in the 1985 Highway Capacity Manual, Highway Research Board, National Academy of Science, Special Report 209, as updated.)

(5) Any project which will affect roads as determined by the Township to have safety or design deficiency.

(6) Any project which will be developed in phases with a cumulative effect of falling within the required categories outlined above.

(7) No traffic impact study is required for those development projects that were the subject of a conditional use approval where a traffic analysis was submitted within two years before the date that a preliminary plan was filed, except upon request of the Township, when in the opinion of the Township Engineer, traffic conditions have significantly changed to warrant a new study.

B. Applicability. Utility and recreational impact statements shall be required for all preliminary applications for development when any of the following are proposed for a property:

(1) Residential development of 10 or more dwelling units.

(2) Institution or retirement facility of 100 or more bedrooms or residential units.

(3) Industrial, commercial and/or office development in excess of 20,000 square feet of building area, and limited to utility impact statement only.

(4) Any use resulting in spring or surface water collection for off-site consumption or any bottling operation, or any nonresidential use which requires or potentially requires use of water in excess of 2,500 gallons per day (gpd).

C. Applicability. Environmental impact studies shall be required for all preliminary plan applications for subdivision or land development when any of the following uses are proposed, or circumstances apply:

(1) Where required as a condition of conditional use, special exception, or variance approval.

(2) Uses subject to subdivision, land development, or zoning permit approval which involve land disturbance of an area or areas either singularly or cumulatively greater than the maximum impervious coverage limitation (or increase obtained through use of TDR) of the underlying zoning district.

(3) Free-standing antennae and telecommunication facilities greater than 35 feet in height.

(4) Junkyards; trash transfer stations, incinerators, crematories, other solid waste disposal facilities; sanitary landfill; commercial mulching operations; resource extraction uses; intensive agricultural uses such as feedlots and mushroom substrate operations.

D. The historic resources impact study shall only be required as provided in Subsection 6E(4).

E. The Board shall consider the impact of the proposed use on the Township and on the facilities and systems as listed hereafter. When required by the Board, the applicant shall provide all of the information data and studies needed to allow the Board to reach conclusive evaluation of the areas set forth hereafter, which are applicable to the use proposed. The impact statement should be one written document. Necessary maps, charts, etc., should be labeled as consecutively numbered exhibits and properly referenced throughout the text of the written document. The statement should be written in a manner and style that clearly focuses on the information, data and analysis on the issues and objectives requested by the Board. The source of all data should be appropriately documented.

(1) Traffic Impact Study.

(a) Purpose. A traffic impact study shall be required for any development proposed pursuant to this section. Such study shall enable the Board of Supervisors to assess the likely impact of a proposed development in the various components of the transportation system in the Township.

(b) Professional Input. The applicant shall retain a qualified professional traffic engineer to prepare the traffic impact study. For purposes of this provision, a qualified traffic engineer shall be deemed any individual holding a degree from an accredited university in traffic engineering specialty, or any individual holding a university degree who also possesses membership in the Institute of Transportation Engineers, or any individual who conforms to the definition for a municipal traffic engineer preferred in 67 Pa. Code, Chapter 612, as amended, entitled "Municipal Traffic Engineering Certification."

(c) Study Area. A study area shall be defined by the traffic engineer which represents the area that is likely to be affected (from a traffic impact standpoint) by the development. Prior to identifying the study area, the traffic engineer shall discuss possible study area boundaries with the applicant and the Township. Specific intersections to be included in the study shall be mutually agreed upon prior to initiating work.

(d) Contents of Impact Study. A traffic impact study shall contain the following information:

1) General Site Description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed development. A brief description of other major existing uses and approved recorded development plans shall be included as source data where agreed by the Township and the traffic engineer, that they may have a bearing on the development's likely traffic impact. The Township may, in addition, require consideration of development proposals not yet approved and recorded, but with sufficient status and probable impact to warrant inclusion.

2) Transportation Facilities Description.

a) This description shall contain a full documentation of the proposed internal and external circulation system within the proposed study area. The description shall include: circulation; all proposed ingress and egress locations; all internal roadway widths and rights of way; existing and proposed parking conditions; traffic channelizations; any traffic signals or other intersection control devices at all intersections on the site boundaries.

b) The description shall include all major elements of the existing roadway system within the study area. All major existing and proposed public transportation services and facilities within the study area shall also be documented. Future highway improvements, including proposed construction and traffic signalization, shall be noted.

3) Existing Traffic Conditions.

a) Existing traffic conditions shall be documented for all major roadways and intersections established as part of the study area under Subsection 6E(1)(c). Existing traffic volumes for average daily traffic, peak hour(s) traffic shall be recorded. Manual traffic counts at major intersections in the study area shall be conducted encompassing the peak highway and development generated hour(s), and documentation regarding said traffic counts shall be included in the traffic engineer's report. Mechanical traffic counts may be allowed at the discretion of the Township Engineer. A volume capacity analysis based on existing volumes shall be performed during the peak highway hour(s) for all roadways and major intersections within the study area.

b) The capacity analysis shall be conducted according to methods of analysis accepted by the Pennsylvania Department of Transportation. The existing level of service associated with each major roadway and intersection evaluated shall be recorded. Data about the most recent available accident levels within the study area shall be included.

4) Impact of Development on Area Circulation. Estimates of vehicle trips to result from the proposed development shall be completed for the design day peak highway hour(s) and peak development generated hour(s). In order to obtain vehicle trip generation base data, the traffic engineer shall consult either his firm's data bank, or the most current edition of the Institute of Transportation Engineers Trip Generation Report, or local data from the Township or, if available, more current or comprehensive sources. All turning movements associated with the proposed improvement generated hour(s) shall be computed and contained in the study. Traffic volumes generated by the proposed use shall be distributed and assigned to existing roadways and intersections throughout the study area for which existing conditions were recorded. Documentation of all assumptions used in the distribution and assignment of traffic shall be provided. Any characteristics of the site that are likely to cause particular traffic management problems shall be noted.

5) Analysis of Traffic Impact.

a) The traffic engineer shall identify the relationship of the site-generated traffic associated with the proposed development and overall demand. This demand shall consist of a combination of the existing traffic expanded to the completion year (using the annual traffic rate available from the Delaware Valley Regional Planning Commission), the development generated traffic, and the traffic generated by other proposed developments in the study area. When considering the proposed development, all future phases must be included to evaluate the total traffic impact of the development.

b) He shall further identify the development's proportional relationship to the traffic system improvements that are likely to be required, in part, due to the development. The volume/capacity analysis performed in accordance with Subsection 6E(1)(d)(3), above, shall be updated to include a volume/capacity analysis using the total future demand and future roadway capacity. The analysis shall be conducted on a design day during the peak highway hour(s) and on major intersections in the study area which are projected to be affected by the proposed development.

c) 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. To do this, the traffic engineer shall evaluate access points and pedestrian crossings pursuant to the Pennsylvania Department of Transportation specifications for traffic signal warrants.

6) Conclusions and Recommended Improvements.

a) All roadways and/or intersections showing a level of service which is deemed deficient by the traffic engineer during peak hours of the day (peak hour defined to include peak hour of the day on the particular roadway and peak hour of traffic of development generated traffic) shall be identified. Specific recommendations for the elimination of traffic problems associated with the proposed development shall be identified. (Levels of service are defined in the 1985 Highway Capacity Manual, Highway Research Board, National Academy of Sciences, Special Report 209, as updated.) A listing of recommended improvements shall include the following elements: internal circulation design; site access locations and design; improvements and widenings; traffic signal installation and operation, including signal timing; transit design improvements; and reduced intensities of uses. All physical roadway improvements shall be shown as a part of the report.

b) All traffic signals shall contain emergency preemption equipment which is compatible with existing equipment of local fire departments or other emergency vehicles.

c) The listing recommending improvements for vehicular, pedestrian/non-vehicular, and transit modes shall include, for each improvement, the party proposed to be responsible for the improvement, the cost and funding of the improvement (to the extent possible) and the completion date for the improvement (to the extent possible).

d) In considering improvements related to phased development, the improvements related to each phase of development shall be at a minimum those required to eliminate traffic problems associated with that phase and no improvements shall be deferred which would have the effect of not eliminating identified traffic problems if the development were not completed.

e) The Township, with the assistance of its own traffic engineer, shall review the methodology, assumptions, findings, and recommendations of the applicant's traffic engineer. The Board may impose upon the applicant additional improvements deemed necessary to accommodate impacts of the development.

(e) Impact of Industrial Development. No industrial development shall be permitted which shall result in a Level of service at any intersection within one mile of the subject development of less than a target level of service "C" or "D" traffic condition. The specific determination of the target level of service, as either "C" or "D," shall be made in accordance with the regulations of the Pennsylvania Department of Transportation (PennDOT) at the time of when any such development is proposed. If the predevelopment level of service is either "E" or "F," a level of service "D" shall be the target. The level of service analysis shall be included as part of the traffic study.

(2) Utilities Impact Study.

(a) A study shall be prepared by a registered professional engineer and a professional registered geologist, as applicable, indicating the likely impact of the proposed development on the existing sewer, water, groundwater, solid waste and drainage systems serving East Vincent Township. Said impact analysis shall identify the existing capacity of facilities which would serve the development, the prospects of those facilities being able to provide service to it, and any improvements that might be required as a direct result of the proposed development.

(b) Additionally, the study should identify the likely ability of sewer, water, solid waste, and drainage systems to continue to provide efficient and economic service to existing residents and business within the Township considering added service requirements of proposed development. The study shall indicate what alterative have been considered for sewage treatment and disposal, as well measures to be initiated toward waste recycling and water conservation.

(c) A hydrogeology study is required to accompany the utilities impact study.

1) Purpose. To enable the Planning Commission and Board of Supervisors to assess the likely impact of a proposed development on the ground water resources in the Township. To ensure that new wells constructed within the Township are able to provide a reliable, safe, and adequate water supply to support the intended use. To assess the potential for new development to adversely impact adjacent property owners.

2) Professional Input. The applicant shall retain a registered professional hydrogeologist/geologist to prepare the hydrogeology study. The qualifications and experience the professional hydrogeologist shall be included as part of the study. The Township Engineer may reject any study due to lack of suitable experience by the preparer.

3) Study Area. A study area shall be defined by the hydrogeologist who represents the area that is likely to be affected by the development. Prior to identifying the area, the hydrogeologist shall discuss possible study boundaries with the Township and Township Engineer.

4) Contents of Impact Study. A hydrogeology study shall contain the following information:

a) General Site Description. The site description include the size, location, proposed land use construction staging and completion date of proposed development. A brief description existing uses and approved recorded development plans. The Township may require considering development proposals not yet approved recorded, but with sufficient status and probable impact to warrant inclusion. Reference shall be made to two studies prepared by the Federal Northern Chester County Municipalities: Surface Water Runoff Study (9/91), and Water Resources Management Study (10/88). Hydrogeological data contained in these studies shall be included in the site description.

b) The study shall contain documentation of the following elements:

i) Rainfall and recharge characteristics of the groundwater area in which the proposal is located.

ii) Intended quantity and quality of withdrawal of groundwater to support the project.

iii) Impact of the proposed sewage disposal system upon groundwater recharge. Description of proposed water import and export quantities.

iv) A survey of existing wells utilizing groundwater resources.

v) Maps showing well locations, both existing and proposed within the area designated by the Township and Township Engineer, but no less than 2,500 feet from the boundary of the tract.

vi) Projection of estimated effects of new withdrawals on existing water supplies and streamflow.

c) Pump Testing. In order to determine if suitable capacity exists as well as assess potential impacts on adjacent groundwater users, appropriate aquifer testing is required. This testing will comply with the requirements of the DEP public water supply regulations, as amended, and the appropriate river basin commission, i.e., DRBC, requirements. At a minimum, one well will be tested for every 10 proposed residential dwelling units which use on lot wells as the means for water supply. One test well shall be drilled for every proposed non-residential use.

A well log shall be provided showing pumping well depth, diameter, casing length, static and pumping water levels, pumping rate, geologic formations, depth at which groundwater was encountered, draw down test plot of pumping well, etc.

In order to determine its capacity, the well shall be tested for yield, drawdown, and specific capacity. The well shall be evaluated through a two-part pump test, comprised of "peak demand" and "constant head," or approved equal, at flow rates calculated on the basis of the projected household population, assuming a water use of 75 gallons per capita per day and a peak use of 1 1/2 times the average. Nonresidential flow rates shall be based upon data from similar type uses.

d) Impact of Development on Hydrogeologic Resources. The projected impacts of the proposed development shall be stated. Impacts shall be based upon, but not limited to, the aforementioned background information, proposed development, and test wells.

e) Conclusions and Recommendations. All development which has the potential to cause adverse affects to the groundwater resources or existing groundwater users shall be identified. Specific recommendations for the mitigation or elimination of adverse impacts shall be identified.

5) The Township, with the assistance of its own Township Engineer or designated consultant, shall review the methodology, assumptions, findings, and recommendations of the applicant's professional hydrogeologist. The Board may impose upon the applicant additional improvements deemed necessary to accommodate impacts of the development.

(3) Recreation Impact Study. A study shall be prepared to analyze the demand for recreational facilities that the proposed development will generate, and determine whether adequate facilities exist or are planned or proposed. The recreation impact study is relevant to the requirement for parkland dedication or fee-in-lieu as required pursuant to § 22-428 of this chapter. As a minimum, the study should include the following:

(a) A description of the projected age breakdown of the residents of the proposed development.

(b) A description of any recreational facilities to be provided by the applicant.

(c) A description of who the responsible party or parties will be for maintenance (public and private) of any recreational facilities to be provided by the applicant.

(d) A description of existing municipal recreational facilities and the impact of the proposed development on these facilities. Accepted standards required for recreation are established in the East Vincent Township Open Space, Recreation and Environmental Resources Plan.

(e) Discussion of potential for any recreational facilities to be provided by the applicant to compensate for any anticipated deficiencies of the Township's recreation facilities.

(f) A description of accessibility of proposed facilities to general Township residents.

(g) A description of any contributions the applicant plans to make to Township recreation to mitigate for expected impacts, either pursuant to § 22-428 of this chapter or otherwise.

(4) Historic Resources Impact Study.

(a) Applicability. A historic resources impact study, or any applicable portions thereof, may be required, unless waived or modified by the Board, when any of the following are proposed:

1) Any subdivision or land development application which proposes new construction of buildings, structures, roads, driveways, parking areas, or other land disturbance within 250 feet of the exterior walls of any Class I or II Historic Resource, as established by § 27-1403 of the East Vincent Township Zoning Ordinance [Chapter 27].

2) Any Subdivision or Land Development application which proposes adaptive re-use or demolition of any such Class I or Class II Historic Resource.

3) Any general bridge or road construction or substantial repair which is proposed within 250 feet of the exterior walls of any such Class I or II Historic Resource.

(b) The Board may require the applicant to submit the historic resource impact study as a subsection of an impact study required in this section, or as a separate document.

(c) The historic resource impact statement shall be prepared by a qualified professional in historic preservation, historical architecture, planning, or related disciplines, and presented by the applicant or his agent for discussion at a meeting of the East Vincent Historical Commission.

(d) Contents. The study shall contain the following information, as required by the Board of Supervisors:

1) Background Information:

a) If not otherwise provided by the applicant, a general site description, including topography, watercourses, vegetation, landscaping, existing drives, etc.

b) General description and classification of all historic resources located on the subject tract, on tracts immediately adjacent to the subject tract or road, or within 250 feet of the subject tract or road.

c) Physical description of all resources identified in Subparagraph (4)(a)2), above.

d) Statement of the significance of each historic resource, both relative to the Township and region in general.

e) Sufficient number of black and white eight inches by 10 inches photographs to show every historic resource identified in Subparagraph (4)(a)2), above, in its setting.

f) Narrative description of the historical development of the subject tract or road.

2) Proposed Change.

a) General description of project, including timetable of phases.

b) Description of impact on each historic resource identified in Subparagraph (4)(a)2), above, with regard to architectural integrity, historic setting, and future use.

c) General description of effect of noise and traffic and any other impacts generated by the proposed change on each historic resource.

3) Mitigation Measures. Recommendations for mitigating the project's impacts on historic resources, including design alternatives, screening, landscaping and any other appropriate measures permitted under the terms of this and other Township ordinances.

(e) East Vincent Historical Commission. The historic resource impact study will be reviewed by the East Vincent Historical Commission. The Commission shall set forth its evaluation and recommendations in a written report to be submitted to the East Vincent Township Planning Commission and Board of Supervisors.

(5) Environmental Impact Study.

(a) The applicant shall be required at the time of preliminary Plan submittal to disclose the environmental consequences or effects of subdivision or land development proposals through the submission of an environmental impact study in order to enable the Township Board of Supervisors and/or the Planning Commission to more effectively evaluate an application. This environmental impact study shall substitute for the site impact and analysis narrative required pursuant to § 22-307.2.

(b) Eighteen copies of the EIS shall be submitted in accordance with the format and content specified below. Within the EIS, specific emphasis shall be directed toward the proposed project's effects on and relationship to applicable site, neighborhood (including areas in adjacent Townships where applicable) and Township-wide resources, conditions or characteristics. The EIS shall include text, tables, maps and analyses for the purpose of describing the project site, proposed use(s), environmental characteristics and the environmental effects of the proposal in accordance with the required disclosures below. One or more plans or maps may be used to display the required information.

1) An identification of the site location and area through the use of a location map drawn at a scale of not more than 2,000 feet to the inch. The location map shall depict all streets, adjoining properties, zoning district boundaries and municipal boundaries within 1,000 feet of any part of the tract. In the case of development of a section of the entire tract, the location map shall also show the relationship of the section to the entire tract.

2) An identification of the site character and appearance through the presentation of color photographs (black and white acceptable) or copies thereof. Such photographs shall provide a representation of what the site looks like from the ground. Photographs should be properly identified or captioned and shall be keyed to a map of the site.

3) An identification of the nature of the proposal(s) through the presentation of the following:

a) A site development plan including notes pertaining to the number and type of lots or units, gross square footage of new nonresidential structures, the square footage and/or acreage of the tract and a depiction of the features which are proposed such as streets, roads, driveways, parking areas, buildings and other structures, outdoor storage areas, and all impervious surfaces (including those which may become compacted and therefore impervious over time). The plan shall be drawn at a scale of one inch equals 50 feet and may be submitted as an attachment to the report.

b) Plans and elevations depicting the proposed size, square footage, height, number of rooms (where applicable) of buildings and/or other structures.

c) A statement indicating the existing and proposed ownership of the tract and where applicable, the type of ownership, operation and maintenance proposed for areas devoted to open space and or otherwise not under the control of a single lot owner.

d) A statement indicating the proposed staging or phasing of the project and a map depicting the boundaries of each stage or phase of the project. Such boundaries shall be superimposed on a version of the site development plan.

4) A written narrative description of the qualitative and quantitative aspects of each of the natural, scenic, and historic resources depicted on the applicant's existing features plan prepared in accordance with § 22-307.1A of this chapter. A copy of the existing features plan shall be included in, or attached to, the EIS document.

5) An identification of the land use conditions and characteristics associated with the tract such as current and past use, land cover, and encumbrances; and the relationship of these to adjacent tracts. The identification of land use conditions and characteristics shall include a narrative description of the above.

6) An identification of characteristics and conditions associated with existing, construction related, and future air and water quality and noise levels, vibration, toxic materials, electrical interference, odor, glare and heat, fire and explosion, smoke, dust, fumes, vapors and gases and/or radioactive materials.

7) The implications of the proposed subdivision or land development in terms of the type of beneficial or adverse effects which may result from it; and, the duration of these effects in terms of their short-term or long-term nature. To indicate such effects, there shall be a discussion of the implications of the proposed subdivision or land development to the resources, conditions, and characteristics described in the preceding sections. In addition to a narrative presentation of implications, the applicant shall display where the subdivision or land development adversely affects the tract's resources, conditions or characteristics through the use of a map drawn at a scale to match the existing features plan as an overlay, wherein the areas adversely affected from proposed development or use are highlighted. Such map may be either incorporated into the EIS or submitted as an attachment to the study. Further, the applicant shall demonstrate and specify in the EIS how and where the findings in the EIS and its attachments are reflected in the subdivision or land development plan.

8) Alternatives to the proposed subdivision or land development. To indicate such alternatives, the applicant shall submit exhibits or diagrams which will depict the type of alternatives described in narrative form. The applicant shall comment on how alternatives such as: revised location, redesign, layout or siting of buildings, roads and other structures, alternate methods for sewage disposal, water supply, stormwater management, reduction in the size of proposed structures or number of structures, and the like would preclude, reduce or lessen potential adverse impacts or produce beneficial effects.

9) Probable adverse effects which cannot be precluded. In indicating such effects a discussion shall be presented regarding whether they will have primary or secondary implications, that is, whether the adverse effects will have direct or indirect influence on a particular resource, condition or characteristic.

10) Measures to mitigate adverse effects. To indicate such measures, the applicant shall submit exhibits or diagrams which will depict the type of remedial, protective and mitigative measures described in narrative form. These resources shall include those required through existing procedures and standards, and those unique to a specific project, as follows:

a) Mitigation measures which pertain to existing procedures and standards are those related to current requirements of the Commonwealth, County or Township for remedial or protective action such as: sedimentation and soil erosion control, stormwater runoff control, water quality control, air quality control, and the like.

b) Mitigation measures related to impacts which may be unique to a specific subdivision or land development are those related to efforts such as revegetation, screening, fencing, emission control, traffic control, noise control, land or easement acquisition, and the like.

11) Any irreversible environmental changes which would occur due to the proposed subdivision or land development should it be implemented. Further, the loss of environmental resources shall be indicated through a presentation of the quantity of loss and related qualitative effects.

12) List and qualifications of preparers. The names, addresses, telephone numbers and qualifications of persons directly responsible for preparing the EIS shall be provided. The EIS shall be prepared by a registered Civil Engineer, Landscape Architect, Land Planner, or Environmental Scientist.

(c) The 18 required copies of the applicant's EIS shall be submitted to and received by the Township no later than 20 days prior to the initial public meeting (or hearing) of the Planning Commission or Board of Supervisors, whichever comes first. The Township may seek the input of its consultants on the EIS who shall in turn submit their findings in a memorandum to the Board and/or Planning Commission. The Township shall forward a copy of these memoranda to the applicant.

(d) In making its evaluation, the Board of Supervisors and/or the Planning Commission may request any additional information it deems necessary to adequately assess potential environmental impacts. The Board and/or the Planning Commission should also consider at the same time of its review of an EIS any other required impact studies (traffic, utility, historic, recreational) or plans (conservation, stormwater management, open space management) that the applicant has submitted along with the preliminary plan or land development application.

(e) Board Approval Required.

1) Following the report of the Township consultant(s) on any submission of an EIS, if requested, the Board shall either accept the findings and recommendations of the EIS, accept it with conditions, or reject it, and shall do so within any applicable time period unless a request to extend the time period is mutually agreed upon in writing.

2) Where compliance with this section is required as part of an application for subdivision or land development approval, the Board's decision on whether compliance has been achieved shall be made as part of its decision on the subdivision or land development application.

3) Where the application is part of a request for a zoning permit, the Zoning Officer shall issue no such permit until the terms of this section, and any conditions imposed upon the use of the property at the time of subdivision or land development approval, are satisfied.

§ 22-308 Recording of Final Plan.

[Ord. 138, 7/17/1996, § 307; as amended by Ord. 178, 12/1/2004]

1. Upon completion of the procedures outlined under this Part, all endorsements shall be indicated on the record plan and on as many other copies of the final plan as may be desired.

2. Upon endorsement by the Township, the applicant shall record the record plan with the County Recorder of Deeds within 90 days of the date of the final approval by the Township. If the applicant fails to record the final plan within such period, the action of the Township shall be null and void, unless an extension of time is granted in writing by the Township prior to the expiration of the ninety-day period upon written request by the applicant.

3. Where a major proposal, as defined by this chapter, is involved, the documentation outlined under § 22-310D shall also be recorded with the plan.

§ 22-309 Resubdivision Procedure.

[Ord. 138, 7/17/1996, § 308; as amended by Ord. 178, 12/1/2004]

1. All applications for resubdivision shall be classified as preliminary/final plan subdivision proposals, and shall follow the final plan review procedures outlined under § 22-306.2.

2. All resubdivision plan applications shall be submitted to the Township. The Township shall determine whether the application represents a complete and official submission using the following criteria:

A. Three copies of the official Township application for resubdivision review form; one being notarized by an affidavit of ownership and intended use of the land.

B. Five prints of the resubdivision plan.

C. Payment of required application fees as determined by resolution of the Board.

3. In making any alterations, the following shall be observed:

A. Small parcels of land may be divided so long as they are made a part of adjoining land and no lot or tract of land results that is smaller than the minimum dimensions required by the Township Zoning Ordinance [Chapter 27].

B. Easements reserved for drainage shall not be changed.

C. No lot shall be created which does not abut a street.

D. The character of the area shall be maintained.

§ 22-310 Subdivision and Land Development Improvements Agreement.

[Ord. 138, 7/17/1996, § 309; as amended by Ord. 178, 12/1/2004]

1. The applicant shall execute a development agreement to be approved by the Township, and the Township Solicitor, before the final plan is released by the Board of Supervisors and filed on record. Said agreement shall, as a minimum, specify the following, where applicable:

A. The applicant agrees that he will lay out and construct all streets and other public improvements, including grading, paving, sidewalks, trails, fire hydrants, water mains, street signs, shade trees, storm and sanitary sewers, landscaping, traffic control devices, open space areas, and erosion and sediment control measures in accordance with the final plan as approved, where any or all of these improvements are required as conditions of approval.

B. The applicant guarantees completion and maintenance of all improvements by means of a type of financial security acceptable to the Township, as specified in § 22-311.3 of this chapter.

C. The applicant agrees to have prepared a deed(s) of such dedication to the Township for such streets and for such easements for sanitary and storm sewers, sidewalks, and other public improvements, provided that the Township shall not accept dedication of such improvements until their completion is certified as satisfactory by the Township Engineer.

D. Whenever an applicant proposes to establish or continue a street which is not offered for dedication to public use, the Board of Supervisors shall require the applicant to submit, and also to record with the plan, a copy of an agreement made with the Board on behalf of himself and his heirs and assigns, and signed by him, and which shall establish the conditions under which the street may later be offered for dedication, and shall stipulate, among other things:

(1) That an offer to dedicate the street shall be made only for the street as a whole.

(2) That the Township shall not be responsible for repairing or maintaining any undedicated streets.

(3) That the method of assessing repair and maintenance costs of the undedicated streets be stipulated and be set forth in recorded deed restrictions so as to be binding on all successors or assigns.

(4) That, if dedication is to be sought, the street shall conform to Township specifications or that the owners of the abutting lots shall, at their own expense, improve the streets to conformance with Township specifications.

§ 22-311 Performance Guarantees.

[Ord. 138, 7/17/1996, § 310; as amended by Ord. 178, 12/1/2004]

1. The applicant shall deposit with the Township, financial security in an amount described in Subsection 5 below sufficient to cover the cost of all improvements, both public and private, and common amenities, including but not limited to streets, walkways, trails, street trees, stormwater management facilities, recreation facilities, open space improvements, buffer or screen plantings, water mains and other water supply facilities, fire hydrants, sanitary sewage disposal facilities.

2. When requested by the developer, in order to facilitate financing, the Board of Supervisors shall furnish the developer with a signed copy of a resolution indicating approval of the final plan contingent upon the developer obtaining a satisfactory financial security. The final plan or record plan shall not be signed nor recorded until the financial improvements agreement is executed. The resolution or letter of contingent approval shall expire and be deemed to be revoked if the financial security agreement is not executed within 90 days, unless a written extension is granted by the Board; such extension shall not be unreasonably withheld and shall be placed in writing at the written request of the developer.

3. Financial security required herein shall be in the form of a Federal or Commonwealth chartered lending institution irrevocable letter of credit, a restrictive or escrow account in such institution, or with a financially responsible bonding company, or such other type of financial security which the Township may, in its reasonable discretion, approve. The bonding company may be chosen by the party posting the financial security, provided that the said bonding company or lending institution is authorized to conduct business within the Commonwealth and stipulates that it will submit to Pennsylvania jurisdiction and Chester County venue in the event of legal action.

4. Financial security shall provide for, and secure to the public, the completion of any improvements on or before the date fixed in the development agreement.

5. The amount of financial security to be posted for the completion of the required improvements shall be equal to 110% of the cost of completion estimated as of 90 days following the date scheduled for completion by the developer. Annually, the Township may adjust the amount of the financial security by comparing the actual cost of the improvements which have been completed and the estimated cost for the completion of the remaining improvements as of the expiration of the ninetieth day after either the original date scheduled for completion or a rescheduled date of completion. Subsequent to said adjustment, the Township may require the developer to post additional security in order to assure that the financial security equals the said 110%. Any additional security shall be posted by the developer in accordance with this section.

6. The amount of financial security required shall be based upon an estimate of the cost of completion of the required improvements, submitted by an applicant or developer and prepared by a professional engineer licensed as such in this Commonwealth and certified by such engineer to be a fair and reasonable estimate of such cost. The Township, upon the recommendation of the Township Engineer, may refuse to accept such estimate based upon good cause shown. If the applicant or developer and the Township are unable to agree upon an estimate, then the estimate shall be recalculated and recertified by another professional engineer licensed as such in this Commonwealth and chosen mutually by the Township and the applicant or developer. The estimate certified by the third engineer shall be presumed fair and reasonable, and shall be the final estimate. In the event that a third engineer is so chosen, fees for the services of such engineer shall be paid equally by the Township and the applicant or developer.

7. If the party posting the financial security requires more than one year from the date of posting the financial security to complete the required improvements, the amount of financial security shall be increased by an additional 10% for each one-year period beyond the first anniversary date from posting of financial security or to an amount not exceeding 110% of the cost of completing the required improvements as reestablished on or about the expiration of the preceding one-year period by using the above procedure.

8. In the case where development is projected over a period of years, the Board of Supervisors may authorize submission of final plans by section or stage of development, subject to such requirements or guarantees as to improvements in the future sections or stages of development as it finds essential for the protection of any finally approved section of the development.

9. As the work of installing the required improvements proceeds, the party posting the financial security may request the Board of Supervisors to release, or authorize to be released, from time to time, such portions of the financial security necessary for payment to the contractor or contractors performing the work. Any such requests shall be in writing addressed to the Board of Supervisors, and the Board shall have 45 days from receipt of such request within which to allow the Township Engineer to certify, in writing, that such portion of the work upon the improvements has been completed in accordance with the approved plans. Upon such certification, the Board shall authorize release by the bonding company or lending institution of an amount as estimated by the Township Engineer fairly representing the value of the improvements completed. The Township Engineer, in certifying the completion of work for a partial release, shall not be bound to the amount requested by the applicant, but shall certify to the Board his independent evaluation of the proper amount of partial releases. The Board may, prior to final release at the time of completion and certification by the Township Engineer, require retention of 10% of the estimated cost of the aforesaid improvements.

§ 22-312 Commencement of Development.

[Ord. 138, 7/17/1996, § 311; as amended by Ord. 178, 12/1/2004]

1. No construction or land disturbance activities, with the exception of soil or percolation testing, well drillings, or similar engineering or surveying activities, shall be commenced until the applicant submits to the Township Zoning Officer/Building Inspector, a copy of the Recorder of Deeds' receipt for recording of the final plan.

2. No application for a building permit under the Township Zoning Ordinance [Chapter 27] shall be submitted and no building permit under the Township Zoning Ordinance [Chapter 27] shall be issued for any building in any subdivision or land development until the final plans for such subdivision or land development has been approved and recorded as provided for and until the terms of Subsection 1, have been satisfied. Further, where final subdivision or land development approval has been conditioned upon the submission and approval of individual lot grading plans for some or all of the lots, no building permit shall be issued for construction on any such lot until this condition has been complied with. Further, where an approved subdivision or land development plan features new streets, multi-use arterial trails, and/or bikeways, no building permit shall be issued until all elements of such streets, multiuse arterial trails, and/or bikeways within the subdivision or land development (or phase thereof where construction has been approved in phases) have been completed.

3. No water system or sewer system, including extensions to existing or proposed Township systems or new systems employing sewage treatment plants, shall be constructed prior to the issuance of appropriate permits from the Pennsylvania Department of Environmental Protection or from Federal or local agencies, as required.

§ 22-313 Plan Amendments.

[Ord. 138, 7/17/1996, § 312; as amended by Ord. 178, 12/1/2004]

Modification of the approved plan, (other than resubdivisions) as determined by the Township, shall be resubmitted and reprocessed in the same manner as the original plan. All site disturbance activities shall cease pending approval of modified plans.