The following information shall be included in any ERSAP filed in support of an application for major subdivision or land development approval. Applicants for minor subdivision or land development approval shall submit the following information to the extent available from existing published information. Much of the required information is available from data collected for the Pennsbury Township Comprehensive Plan, or as may be acceptable to the Township, from available sources such as Google Maps. The drafting standards set forth in § 138-402A for preliminary plan submission shall be employed in drafting of the ERSAP.
A.
Site boundaries.
B.
Existing resources inventory. A comprehensive analysis of existing
conditions on the proposed development site and areas within 200 feet
of the site boundaries, showing:
(1)
Soils. Soils types, based on maps contained in the Natural Resource
and Conservation Services Soil Survey of Chester County, Pennsylvania,
U.S. Department of Agriculture, as last revised at the date of the
application. The soil classifications and boundary lines of all soils
shall be shown. In addition, any alluvial soils, hydric soils, or
soils with hydric inclusions shall be graphically indicated. Soil
descriptions for all soil types shall be provided and may be in the
form of plan notes.
(2)
Topography. Contour lines measured at vertical intervals of
two feet, determined by aerial photogrammetry or on-site survey.
(4)
Ridge lines and watershed boundaries.
(5)
Floodplain areas, using the most recently available FEMA maps.
When no FEMA mapping has been prepared, a determination of the floodplain
for any stream with a drainage area of 100 acres or more shall be
made by the applicant.
(6)
Areas comprising Zone One - Inner Riparian Buffer and Zone Two - Outer Riparian Buffer, as defined by Chapter 162, Zoning, shall be indicated.
(7)
Geologic formations on the property, including rock outcroppings
covering 25 square feet or more, based on available published information
or more detailed site data obtained by the applicant.
(8)
Woodlands and tree masses shall be indicated. Freestanding trees over eight inches in diameter at breast height, located outside identified tree masses, shall be indicated. Specimen vegetation as defined in Chapter 162, Zoning, shall be indicated regardless of location.
(9)
Streams, watercourses, waters of the commonwealth, waters of
the United States, lakes, ponds, and all natural drainage areas with
an explanation of how site drainage works. Boundaries between drainage
areas shall be indicated along with the names of any named stream,
watercourse, lake, pond, etc., to which drainage flows.
(10)
Applicable stream classifications made by PADEP or PA Fish and
Boat Commission shall be indicated.
(11)
Wetlands. All wetland boundaries shall be indicated at the time
of submission of the ERSAP where accompanying preliminary or final
plan submission. Wetland boundaries within the tract shall be determined
from on-site delineation in accordance with the 1987 U.S. Army Corps
of Engineers Wetlands Delineation Manual. Wetlands delineation and
classification shall be conducted by licensed professional(s) acceptable
to the Township, and shall be plotted from actual field survey. Where
the ERSAP is submitted at any voluntary plan submission stage, including
sketch plan submission, formal wetland(s) delineation(s) shall not
be required but wetlands identified in the National Wetlands Survey
shall be delineated, as shall hydric soils and soils with hydric inclusions,
based on the Soil Survey of Chester County.
(a)
If any wetland disturbance is proposed, a detailed wetland delineation
report shall be provided.
(b)
The wetland delineation must have been completed within two
year of the submission of the preliminary plan and shall be deemed
valid for five years from the date of the initial submission.
(c)
The Township may undertake its own wetland delineation at the
applicant's expense if any of the following site-specific criteria
are applicable:
[1]
It is recommended by the Township Engineer due
to uncertainties raised by the applicant's delineation.
[2]
Conflicts exist between the applicant's delineation
and wetlands information obtained from other sources including surrounding
subdivisions.
[3]
Greater than one acre of wetlands exists on-site.
[4]
Wetlands on-site are associated with a wetland
system of 10 or more contiguous acres.
(d)
In the event the applicant's and the Township's delineations
are conflicting, the delineation which will result in the preservation
of the larger area of wetlands shall govern.
(13)
Areas of known existing or potential environmental impact (e.g.,
failed septic systems, leaking underground storage tanks and locations
of former underground storage tanks, polluted stream flow and/or stormwater
runoff, eroded stream embankments, dumps, existing or former locations
of intensive agricultural operations, etc.) shall be indicated.
(14)
Existing land uses shall be indicated, including any areas where
sludge (biosolids) has been applied.
(15)
A description of the types and diversity of biological resources
present on the property shall be included:
(a)
Any Pennsylvania Natural Diversity Inventory Sites shall be
indicated;
(b)
Any other known rare, threatened, and/or endangered species,
including both plants and animals, shall be indicated;
(c)
Habitats, including habitats that are, or may be, identified
as unique to the Township or in need of special protection or consideration.
(16)
Historic resources, including but not limited to those included
in the Chester County Historic Resources Survey, or indicated as historic
by the Pennsylvania Historical and Museum Commission, Pennsbury Township,
or other local information sources.
(17)
All recorded easements and deed restrictions.
(18)
Existing buildings, structures, roads, and landscape features
including stone walls, ruins and road traces.
(19)
Photographs of the site including views from all abutting public
roads and a plan demonstrating the location at which the photographs
were taken and the direction the photographer was facing for each
photograph. The dates of the photographs shall also be indicated.
(20)
Any pedestrian or equestrian trails commonly used on the property.
(22)
Aerial photograph of the site - most recent available.
A sketch plan shall consist of and be prepared in accordance
with the following standards:
A.
Drafting standards. Except where otherwise provided herein, to the extent practicable at the time of sketch plan submission, the drafting standards set forth in § 138-402A for preliminary plan submission should be employed.
B.
Required contents of sketch plan.
(1)
Name and address of the legal, record owner, the equitable owner,
and/or the applicant.
(2)
Tax parcel number(s) from current Chester County Tax Assessors
records.
(3)
Name and address of the professional engineer, surveyor, planner,
architect, landscape architect, or site designer responsible for preparing
the plan.
(4)
Graphic scale (not greater than one inch equals 100 feet) and
True North arrow. Precise scale and dimensions are not required at
the time of sketch plan submission; however, the subject plan shall
clearly be titled "Sketch Plan."
(5)
Approximate tract boundaries and tract size.
(6)
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 800
feet to the inch, showing the relation of the tract to adjoining property
and to all roads and municipal boundaries existing within 1,000 feet
of any part of the property proposed to be subdivided or developed.
(7)
Applicable zoning district(s), including any overlays.
(8)
Locations and names of existing and proposed roads on, adjacent
to, or within 100 feet of the subject tract.
(9)
Topographic, physical, and cultural features included in the ERSAP as provided in § 138-400. Where aerial photogrammetry or on-site topographic survey has not been completed at the time of sketch plan submission, USGS topographic information may be utilized. Minor subdivision or land development applications not required to submit an ERSAP may use generalized information to identify relevant site features consistent with those required in the ERSAP.
(10)
A aerial photograph of the tract proposed for development and
all lands within 500 feet, produced from available sources.
(11)
A brief narrative description of the subdivision or land development
proposal.
(12)
Schematic layout indicating a general concept for land conservation
and development including lot lines, if any, proposed locations of
buildings and other major structures, parking areas, roads and other
vehicular and pedestrian accessways, necessary utilities and proposed
stormwater management locations, including best management practices,
roadscape, landscape, and recreational improvements, and any other
improvements.
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 200 feet showing
the location of each section shall accompany the plan.
(7)
If more than one scale is used in the plan, a key must be provided
that indicates the difference in scale.
(8)
Each sheet shall include the title of the sheet, such as record
plan or detail plan.
B.
Required contents of preliminary plan and supplementary documentation.
(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 800
feet to the inch, showing the relation of the tract to adjoining property
and to all roads and municipal boundaries existing within 1,000 feet
of any part of the property proposed to be subdivided or developed.
(2)
A sheet or series of plan sheets prepared in accordance with
the drafting standards set forth above, with accompanying narrative
as needed, showing the following:
(a)
Proposed subdivision or land development name or other identifying
title.
(b)
Name, address and telephone number of the applicant and the
owner(s) of record and 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, address, and seal also shall appear.
(d)
Zoning information, including applicable district, lot size
and yard requirements, documentation of any variance, special exception
or conditional use approval which may have been granted, including
any conditions of approval, and any zoning boundaries that traverse
or are within 100 feet of the tract.
(e)
All waivers or modifications being requested by the applicant
shall be clearly stated on the first sheet of the preliminary plan
submission, and also be filed simultaneously in letter form to the
Township with a narrative justification of the waiver or modification
sought by the applicant.
(f)
Original date of preparation, revision dates with concise descriptions
of significant revisions, North point, and scale, both written and
graphic.
(g)
Total lot or tract boundaries and all existing rights-of-way
within and adjacent to the tract, showing bearings and distances prepared
by a registered professional land surveyor.
(h)
Total area of the subject lot or tract to the nearest square
foot.
(i)
The applicable front, side, and rear setbacks shall be shown
on each lot, including any applicable required setbacks from pipeline
rights-of-way or other utilities.
(j)
The names of all current owners of all adjacent lands, the names
of all proposed and existing adjacent subdivisions, and the locations
and dimensions of any roads or right-of-way easements.
(k)
The locations and dimensions of all existing roads, railroads,
sewers and sewage systems, water mains and feeder lines, fire hydrants,
gas, electric, and oil transmission lines, watercourses, sources of
water supply, easements, and other significant features within the
property, and all driveways, intersections and utilities within 100
feet of any part of the subject lot or tract.
(l)
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.
(m)
A profile plan indicating the final grades of roads, water lines,
sanitary sewers and storm sewers, as applicable, and the extent of
cut-and-fill operations.
[1]
The profile plan shall show the vertical section of the existing
grade and proposed grade along the center line of the proposed road.
Where storm drainage and/or sanitary sewer lines are to be installed,
they shall also be indicated on the profile plan.
[2]
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.
[3]
The locations of all traverse storm sewer, sanitary sewer, public
water, gas line, and other proposed or existing utilities crossing
the area of the subject profile plan shall be indicated in profile.
(n)
Typical cross-section(s) of proposed road construction indicating
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, including material specifications;
[3]
The location, width, type, thickness and material specifications
of curbs and sidewalks to be installed, if any;
[4]
Shoulders, roadside swales, pedestrian walkways and trails,
and bike lanes, where applicable;
[5]
Typical location, size and depth of any underground utilities
that are to be installed in the right-of-way where such information
is available.
(o)
Topographic, physical, and cultural features as required in the ERSAP, prepared in accordance with § 138-400 hereof, including the identification of all trees greater than eight inches in diameter at breast height not previously identified within proposed disturbance areas.
(p)
Location and elevation of the datum to which contour elevations
refer; datum used shall be the North American Vertical Datum of 1988,
as amended.
(q)
Any proposed improvements or land disturbances requiring a permit
from the U.S. Army Corps of Engineers, the PADEP, the Chester County
Conservation District, the Delaware River Basin Commission, the Pennsylvania
Fish and Boat Commission, or any other governmental agency having
jurisdiction shall be so indicated and a copy of all relevant applications,
submissions, resubmissions, review letters, responses, correspondences,
etc., between the applicant and the governmental agency shall be submitted
to the Township either concurrently with the submission thereof to
a governmental agency or copies thereof sent to the Township within
five business days of receipt from a governmental agency.
(r)
In any case where individual on-lot sewage disposal systems
are proposed, percolation test holes and deep probe test pits shall
be excavated and tested pursuant to the procedures established by
the PADEP, conducted or observed by a registered professional engineer
or authorized sewage enforcement officer. The exact locations of the
successful and failed percolation and deep holes for both primary
and replacement disposal areas shall be shown and shall be located
within 10 feet of ultimately proposed locations for primary and secondary
absorption beds. Minimum horizontal isolation distances shall be maintained
for the sewage disposal system as required by Pennsylvania Code, Title
25, Environmental Resources, Chapter 73, Standards for Sewage Disposal
Facilities (or any successor provision enacted in the future), and
shall be indicated on the plan.
(s)
In any case where community or central sewage disposal systems are proposed, the locations of and specifications for all sewage collection and disposal facilities shall be indicated and copies of any application for approval, and any approval, from PADEP shall be submitted to the Township. In addition, a business plan shall be submitted to the Township detailing the long-term operation of any such system, pursuant to the requirements set forth in Article V.
(t)
Where public water supply cannot be made available and a community well is proposed, the proposed location of the well shall be indicated on the plan. In addition, a business plan shall be submitted to the Township detailing the long-term operation of any community well, pursuant to the requirements set forth in Article V.
(u)
The locations and widths of any roads or other public ways or
places as shown upon an adopted local or county plan for the area
to be subdivided or developed.
(v)
Locations of all existing structures on the tract and within
100 feet of the tract, with notation of the distance from each structure
to the nearest other structure and to all adjacent existing or proposed
lot lines of the lot on which each structure is to be located.
(w)
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 farms into two or more parcels for continued
agricultural use.
(x)
All notations on the plan must be readable. Illegible notations
will be considered incomplete data on the plan.
(3)
All preliminary plan applications shall show compliance with the Four-Step Design Process in accordance with § 138-301E of this chapter.
(4)
An overall general plan of the proposed subdivision or land
development with a scale not smaller than one inch equals 200 feet,
ideally on a single plan sheet, and otherwise prepared in accordance
with the drafting standards set forth above, including, at a minimum,
the following:
(a)
Location of all roads and rights-of-way with a statement of
any conditions governing their use, including; proposed dedicated
rights-of-way and reserved ultimate rights-of-way; road names and
state or municipal road numbers.
(b)
Existing and proposed road and utility easement locations with
dimensions.
(c)
All proposed lot lines with dimensions and lot areas, both gross
and net, indicating those limitations excluded in any lot area definition
where applicable; impervious coverage calculations.
(d)
Building setback lines along each road, minimum side and rear
yard limits.
(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 assigned by the Township.
(g)
Locations of all stormwater management facilities including
but not limited to storm sewers, groundwater recharge areas, bioretention
areas, and other drainage improvement measures. Specific design of
such facilities shall be demonstrated in the required Stormwater Management
Plan.
(h)
Locations of all existing and proposed sanitary sewers and any
other sewage conveyance, treatment or disposal facilities.
(i)
Locations of all water supply facilities.
(j)
Location of existing and/or proposed sidewalks, paths and trails
throughout the property and on neighboring property within 200 feet.
(k)
Proposed parks, playgrounds, and other open space areas to be
dedicated or reserved for public use with any conditions governing
such use, ownership or maintenance.
(l)
Any other required improvements.
(m)
The Pennsylvania One-Call Number and a table showing all affected
utilities.
(5)
The preliminary plan shall be accompanied by the following supplementary
documentation, as applicable:
(b)
A stormwater management plan pursuant to the Pennsbury Township
Stormwater Management Ordinance.
(e)
If the preliminary plan or land development application includes
any feature subject to conditional use, special exception, or variance
approval, then the applicant's supplementary documentation shall
contain copy(ies) of any applicable order of approval for such conditional
use, special exception, or variance and all plans approved as part
of the order.
(m)
If the preliminary plan or land development involves land that
is subject to a prior subdivision and/or land development, the applicant
shall submit copies of all prior permits and approvals relating to
the prior subdivision and/or land development, including but not limited
to waivers granted, conditions imposed on the prior approval, PennDOT
Highway Occupancy Permits, etc.
(n)
If a homeowners' association or similar entity is to be
established to maintain any improvements depicted on the subdivision
or land development plan, the association documents (the declaration,
public offering statement, etc.) shall be provided to the Township
Solicitor for review prior to preliminary plan approval. The formation
documents must clearly describe the maintenance, operation and funding
mechanism relative to the perpetual operation and maintenance of improvements.
(o)
A full title search for all parcels which are part of the subdivision
and/or land development, including copies of all excepted documents
for each parcel.
(p)
Any other documents or information which the Township may require
in order to clarify the submittal and carry out the intention of this
chapter.
Final plans shall conform with approved preliminary plans, where
applicable, including any conditions of approval specified by the
Board of Supervisors. A final plan shall consist of and be prepared
in accordance with the following:
A.
Drafting standards. Final plans shall conform to the drafting standards set forth in § 138-402A hereof.
B.
Required contents of final plan and supplementary documentation.
Final plan submissions shall include all information and data set
forth below. Information and data already supplied at the time of
preliminary plan submission and satisfactorily meeting all requirements
for final plan submission need not be resubmitted except to the extent
that additional copies may be needed by the Township to facilitate
review, the information and data has changed following preliminary
plan submission or additional, supplementary information is available.
(1)
Final plan submissions shall include all information and data required under § 138-402B hereof, except that preliminary supplementary documentation required under § 138-402B(5)(a) through (d) hereof need not be resubmitted and instead shall be supplanted by the required supplementary plans set forth in § 138-403B(16) below.
(2)
All final lot area calculations and lot line dimensions, including
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 road lines.
(3)
A statement of restrictions of any type which exist or will
exist as covenants in the deed(s) for all lots wholly or partly in
the subdivision and, if covenants are recorded, the deed book and
page number.
(4)
The specific proposed placement of each building and all water
and sewer facilities; for single-family detached dwelling(s), in lieu
of specific building footprint(s), generalized building footprint(s)
of a size commensurate with current or anticipated market conditions
may be identified.
(5)
The location of all existing and proposed monuments. Perimeter
monuments shall be set prior to final plan approval.
(6)
All easements or rights-of-way for any purpose, including written
legal descriptions and plot plans, 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 where applicable.
(7)
If the subdivision proposes a new road intersection with a state
legislative route, the intersection permit number(s) shall be indicated
for all such intersections and the PennDOT permit shall be submitted
to the Township.
(8)
A certification of ownership, an acknowledgement of the plan
and an offer of dedication shall be affixed to the plan and shall
be acknowledged and signed by the applicant(s) and owner(s) of the
property and duly notarized.
(9)
All waivers being requested by the applicant, as well as all
waivers previously granted to the applicant by the Board of Supervisors,
shall be clearly stated on the first sheet of the final plan submission.
(10)
Certificate for approval of the final plan by the Board of Supervisors
shall be included as well as any other certificates required by the
Township.
(11)
The name (or number) and cartway width and lines of all existing
public roads and the name and location of all other roads within the
property, as applicable.
(12)
Reference(s) to any fee(s), whether required or as agreed to
by the applicant, shall be clearly noted on the plan.
(13)
The following data for the center line of the cartway and both
right-of-way lines of all recorded or proposed roads, within and adjacent
to the property:
(a)
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;
and
(b)
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.
(14)
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 farms into two or more parcels for continued
agricultural use.
(15)
A grading plan indicating all changes in grade necessitated
by any improvements and including indication of the locations of such
improvements; for single-family detached dwellings, the grading plan
may be based on identification of a generalized building footprint
as provided above.
(16)
The final plan shall be accompanied by the following supplementary
documentation, as applicable:
(b)
A stormwater management plan pursuant to the Pennsbury Township
Stormwater Management Ordinance.
(e)
If the proposed subdivision or land development will utilize groundwater as the source of potable water, a hydrologic study prepared pursuant to § 138-408.
(m)
If the final plan or land development application involves land
that is subject to a prior subdivision and/or land development, the
applicant shall submit copies of all prior permits and approvals relating
to the prior subdivision and/or land development, including but not
limited to waivers granted, conditions imposed on the prior approval,
PennDOT Highway Occupancy Permits, etc.
(n)
If a homeowners' association or similar entity is to be
established to maintain any improvements depicted on the subdivision
or land development plan, the association documents (the declaration,
public offering statement, etc.) shall be provided to the Township
Solicitor for review prior to final plan approval. The formation documents
must clearly describe the maintenance, operation and funding mechanism
relative to the perpetual operation and maintenance of improvements.
(o)
A full title search for all parcels which are part of the subdivision
and/or land development, including copies of all excepted documents
for each parcel.
(p)
Any other documents or information which the Township may require
in order to clarify the submittal and carry out the intention of this
chapter.
(q)
If the final plan or land development application includes any
feature subject to conditional use, special exception, or variance
approval, then the applicant's supplementary documentation shall
contain copy(ies) of any applicable order of approval for such conditional
use, special exception, or variance and all plans approved as part
of the order.
A.
Applicability. A carbonate study shall be submitted to the Township
as part of a preliminary plan and final plan for any subdivision or
land development application involving lands where any karst geologic
features are present within 200 feet of any proposed development activity
or land disturbance, based initially on generalized geologic mapping
provided pursuant to the ERSAP and as further refined pursuant to
testing as provided below.
B.
Purpose. To ensure that new subdivisions or land developments constructed
within the Township do not result in sinkholes, ground subsidence,
and other hazards due to the presence of carbonate or karst geologic
features.
C.
Carbonate study contents.
(1)
Identification of carbonate features. The presence of any of
the following soil or geologic features or characteristics on the
property subject to application shall be documented in map and narrative
form:
(2)
The preliminary and final plans, as applicable, shall indicate
the locations of any of the following existing or proposed components
of development plans relative to identified carbonate geology features:
(a)
Existing and proposed grading and drainage conditions.
(b)
All structures exceeding 3,500 square feet in ground area footprint.
(c)
All roads, driveways and parking areas.
(d)
All stormwater management facilities.
(e)
Any primary and secondary private and public sewage disposal
systems.
(f)
Any private and public water supplies.
(g)
Any other pipelines or underground transmission lines.
(3)
Any applicant proposing any of the development components listed under Subsection C(2) above within any area identified as having carbonate geologic features shall perform test borings (or an alternate testing procedure, such as resistivity testing or ground-penetrating radar, which shall be approved by the Township) of the site in areas where such components are proposed. The test borings shall be laid out in a grid on fifty-foot centers under the locations of any proposed development components. All boring holes shall be closed with concrete at the conclusion of the test procedures.
(4)
In the event that the preliminary plan does not indicate specific
locations of structures, a minimum of two borings shall be provided
within the buildable area of each proposed lot. In the event that
any structure is not built in the location in which the test borings
were taken, new test borings must be performed in the same grid fashion
in the location in which the structure is to be located before the
issuance of a building permit. The test borings or approved alternate
procedures shall be made to determine the depth to bedrock and suitability
of bedrock to supports structures. Noninvasive testing methods are
preferred.
(5)
Test borings shall be conducted in accordance with American
Society for Testing Materials D 1586, standard method for "penetration
test and split barrel sampling of soils." Where intact rock and consolidated
material is encountered, samples shall be secured in accordance with
ASTM D 2113 for "diamond core drilling for site investigation." The
location and depth of each test boring shall be satisfactory to the
engineer providing the report required below. Boring samples shall
be obtained and bottled in accordance with ASTM D 1586. Samples shall
be delivered to the Township Municipal Building.
(6)
An interpretation of test borings shall be provided by a licensed
professional geologist or licensed professional civil engineer with
expertise in geotechnical engineering and shall include a report of
findings and recommendations with regard to building and site development
construction requirements. The professional shall also conduct a site
inspection of the property.
A.
Applicability. A community impact assessment shall be submitted to
the township as part of a preliminary plan and final plan for any
major subdivision or land development application, except for agricultural
subdivisions and residential subdivisions involving less than 25 dwelling
units.
B.
The community impact assessment shall assess potential physical and
fiscal impacts, service demands and capital improvement needs associated
with the proposed subdivision or land development in relation to roads,
water supply systems, sewage treatment and collection systems, the
school districts, Township finances, and community services, including
libraries and park and recreation facilities, utilities, fire and
emergency medical services.
C.
The community impact assessment shall identify any necessary improvements
to all such systems and services needed to accommodate or mitigate
the impacts from the proposed subdivision or land development.
D.
The community impact assessment shall identify and estimate the financial and fiscal impacts of the needed improvements to all community systems and services identified per Subsection C above.
E.
The community impact assessment shall assess potential impact(s),
both positive and negative, that the proposed development may have
in relation to social, cultural and economic activity and opportunities
in Pennsbury Township and its environs.
F.
Qualifications of preparer. The community impact assessment must
be prepared by a certified planner(s) and/or professional(s) with
appropriate education, training and experience to perform such an
analysis. A report presenting the results of the community impact
assessment and the qualifications of the preparer of the community
impact assessment must be submitted with the development plan.
A.
Applicability. An environmental impact assessment (EIA) shall be
submitted to the Township as part of a preliminary plan and final
plan for any major subdivision or land development application, except
for agricultural subdivisions and residential subdivisions involving
less than 10 dwelling units.
B.
Purpose. To ensure that adequate analysis of site features result
in designs that preserve and incorporate open space, historic, visual,
environmental, biological and natural and other community resources
in development plans.
C.
Identification of site features. The applicant shall identify, inventory and map the site features of the tract proposed for development, including those required in an ERSAP, prepared in accordance with § 138-400 hereof. These plan(s) shall be provided at the same scale as development plans submitted for preliminary and final plan applications, as applicable.
D.
Narrative. In addition to the plan and resource inventory, the applicant
shall submit a narrative description of the following:
(1)
The general character of the site features identified in accordance
with this chapter, including environmental quality, conservation value
and scenic significance, as applicable. Relevant information provided
in any submitted historic resource impact statement or community impact
assessment may be cited by reference.
(2)
An analysis of all impacts, both positive and negative, to environmental,
natural, and scenic resources caused by or directly related to the
development/improvement projects submitted to the Township for review
and approval, including impacts to the property and any impacts to
surrounding properties.
(3)
A description, and identification on plan map(s), as applicable,
of proposed means and/or rationale demonstrating how development as
proposed will minimize or mitigate the identified negative impacts,
including a detailed description of the proposed measures that will
be taken to mitigate any impacts to the identified resources on the
property and any other affected property as a result of the planned
development.
E.
Qualifications of preparer.
(1)
The EIA must be prepared by planner(s), engineer(s) and/or environmental
professional(s) with appropriate education, training and experience
to perform such an analysis, acceptable to the Township. A report
presenting the results of the EIA and the qualifications of the EIA
preparer must be submitted with the development plan.
(2)
Each EIA report must include a certification statement from
the individual or company that prepared the report as follows:
"I certify that this document and all attachments were prepared
under my direction or supervision in accordance with a system designed
to assure that qualified personnel properly gather and evaluate the
information submitted. Based on my inquiry of the person or persons
who manage the system, or those persons directly responsible for gathering
the information, the information submitted is, to the best of my knowledge
and belief, true, accurate, and complete."
B.
Renovation, restoration or rehabilitation of historic resources. In addition to the requirements of § 162-1708 of Chapter 162, Zoning, the HRIS prepared for subdivision or land development applications, where applicable, shall include a narrative indicating intended compliance with § 162-1709 of the Zoning Ordinance.
C.
Qualifications of preparer. The Historic Resource Impact Statement
shall be prepared by individuals whose qualifications are acceptable
to the Township.
A.
Applicability. Submission of a hydrogeology study is required for
any subdivision or land development proposing to use groundwater as
the source of potable water or discharge to groundwater other than
by approved septic systems, and where any of the following is proposed:
B.
Purpose.
(1)
To enable the Township to assess the likely impact of a proposed
development on the surface and groundwater resources in the Township.
(2)
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.
(3)
To assess the potential for new development to adversely impact
adjacent property owners.
C.
Professional input. The applicant shall retain a certified soil scientist,
registered professional hydrogeologist or geologist, or a licensed
professional engineer qualified in geology, to prepare the study.
The qualifications and experience of the applicant's consultant
shall be included as part of any study. The Township Engineer or other
consultant hired by the Township as an expert may reject any study
due to lack of suitable experience by the preparer.
D.
Area(s) of study. Area(s) of study shall be defined by the applicant's
qualified consultant who represents the areas that are likely to be
affected by the development. Prior to identifying these areas, the
applicant's consultant shall discuss possible study area boundaries
with the Township Engineer.
E.
Pumping test. In order to determine if suitable water capacity exists
for the proposed development, including fire protection, as well as
to assess potential impacts on adjacent groundwater users, appropriate
aquifer testing is required.
(1)
Testing will comply with the requirements of the DEP Public
Water Supply Manual, as may be amended from time to time, and the
Delaware River Basin Commission (DRBC) requirements, as may be amended
from time to time.
(2)
A minimum of one test well will be tested for every 10 proposed
residential dwelling units which are proposed to use on lot wells
as the means for water supply. One test well shall be drilled for
every proposed nonresidential use.
(3)
A well log shall be provided to the Township showing pumping
well depth, diameter, casing length, static and pumping water levels,
pumping rate, geologic formations, depth at which groundwater was
encountered, drawdown test plot of pumping well, etc.
(4)
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 1.5 times the average. Nonresidential
flow rates shall be based upon data from similar type uses.
(5)
Description, location, and any results of the pump testing performed
shall be included in the hydrogeology study.
F.
Permeability testing. In order to assess potential impacts on adjacent
groundwater users, appropriate infiltration testing is required.
(1)
Testing will be in accordance with the requirements outlined
in the ASTM Standard D2434-68, as may be amended from time to time,
and PADEP recommended practices.
(2)
The following data and information is to be submitted:
(a)
Description of soils and geology at the site and the characteristics
of these which may limit the horizontal and/or vertical movement of
sewage water.
(b)
Description, location and results of permeability testing performed,
including:
[1]
Identification and description of restrictive layers of soil,
weathered bedrock (saprolite), and bedrock lithology.
[2]
Rate of flow through and laterally over those restrictive layers
in inches per hour.
[3]
Calculations of potential groundwater mounding expected from
the additional flows to the groundwater system.
(d)
The Township may require more detailed infiltration information
based on the information submitted in this section.
G.
Hydrogeology study documentation.
(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 existing
uses and approved recorded development plans that could have potential
on the proposed development shall also be included. Development proposals
not yet approved and recorded but with sufficient status and probable
impact to the proposed development shall be included. Reference shall
be made to applicable content found within the Township's Act
537 Plan, as amended. Hydrogeological data contained in this study
shall be included in the site description.
(2)
Preliminary hydrogeology. The following information is to be
submitted in map and narrative form:
(a)
Rainfall and recharge characteristics of the groundwater area
in which the proposal is located.
(b)
Intended quantity and quality of withdrawal of groundwater to
support the project.
(c)
Impact of any proposed sewage and/or water disposal system upon
groundwater recharge. Description of proposed water import and export
quantities.
(d)
Impact of the proposed stormwater management plan measures upon
groundwater recharge. Description of the extent to which infiltration/BMPs
will be utilized on-site.
(e)
A survey of existing wells utilizing groundwater resources.
(f)
Maps showing well locations, both existing and proposed within
the area designated by the Township and Township Engineer and/or other
consultant hired by the Township as an expert, but no less than 2,500
feet from the boundary of the tract.
(g)
Projection of estimated effects of new withdrawals on existing
water supplies and stream flow.
(3)
For subdivisions and land developments proposing a stream or
surface discharge of wastewater, subsurface disposal or discharge
via spray or drip irrigation, the following additional information
shall be included:
(b)
Topographic location of the discharge.
(c)
Relationship of topography to groundwater flow.
(d)
Geologic characteristics which influence groundwater flow:
[1]
Faults and lineaments.
[2]
Bedding features.
[3]
Sinkholes, solution channels, pinnacles or other specific features.
[4]
Range of depth of bedrock.
[5]
Nature of unconsolidated material.
[6]
Confining formations (fragipans, impermeable rock formations).
[7]
Bedrock formation and lithologic relationships.
[8]
Description of glacial material.
[9]
Thickness and texture of unconsolidated bedrock.
[10]
Nature and degree of bedrock fracturing.
(e)
Groundwater/surface water characteristics:
[1]
Depths of water table, including seasonal variations.
[2]
Existing groundwater quality and quantity, including but not
limited to the following analysis:
|
Total coliform (e. coli and fecal coliform)
|
|
pH
|
|
Total iron
|
|
Turbidity
|
|
Alkalinity
|
|
Arsenic
|
|
Cadmium
|
|
Copper
|
|
Lead
|
|
Mercury
|
|
Molybdenum
|
|
Nickel
|
|
Selenium
|
|
Nitrogen-nitrate
|
|
Chloride
|
|
Ammonia-nitrogen
|
|
Total manganese
|
|
Sodium
|
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Magnesium
|
|
Calcium
|
|
Potassium
|
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Sulfate
|
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Zinc
|
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Polychlorinated biphenols (PCBs)
|
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Total dissolved solids
|
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Hardness
|
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Volatile organic compounds
|
[3]
Identification, location, flow characteristics, and volume of
any receiving streams or watercourses from the point of discharge
to the receiving perennial stream.
[4]
Existing surface water quality and designated use of any receiving
streams.
[6]
Influence of surface water runoff and groundwater recharge on
groundwater characteristics.
[7]
Estimated area of impacted groundwater (dispersion plume and
mixing zone within the dispersion plume) calculated from the surface
topography and known geologic conditions.
[8]
Identification of existing and potential groundwater uses within
the dispersion plume.
[9]
If a wastewater discharge to a dry stream is proposed, estimated
infiltration rate to groundwater during dry stream conditions and
the degree of renovation expected during infiltration.
[10]
Calculation of groundwater mounding under the
disposal site.
[11]
Designation of any watershed area that is utilized
for a water supply, recreation, or agricultural irrigation.
(4)
The hydrogeologic study shall establish:
(a)
The projected impacts of the proposed development, based upon
but not limited to the aforementioned background information, proposed
development, and pump and permeability tests.
(b)
A delineation of a dispersion plume within the groundwater system
in which the existing water quality will be degraded.
(c)
A delineation of a mixing zone within the dispersion plume in
which chemical or biological concentrations will exceed the federal
drinking water quality standards. This must include mass balance calculations
to define expected dilution of the concentrations of contaminants
within the mixing zone.
(d)
A delineation of a buffer zone that shows the anticipated encroachment
of the mixing zone into the plume of dispersion as the result of seasonal
flow characteristics of the groundwater system. Identification of
existing and potential groundwater uses in the delineated mixing zone
and in the buffer zone.
(e)
That the mixing zone will not adversely affect existing or potential
future groundwater uses.
(f)
That the dispersion plume discharge will meet surface water
quality standards after complete mixing if groundwater mixing zones
extend to surface water.
(g)
That suitable natural and artificial control exists to confine
dispersion plume flow.
(h)
A delineation and calculation of mounding characteristics in
the soil, parent material and underlying bedrock and a determination
of the impact of this mounding on system function.
(i)
Determination of the monitoring locations and method of monitoring
on the perimeter of the mixing zone to test groundwater which may
be affected by a nonresidential facility's operation.
(5)
Where the study concludes that the proposed development has
the potential to cause adverse affects to the groundwater resources
or existing groundwater users, specific recommendations for the mitigation
or elimination of adverse impacts shall be included. In addition,
the study shall include:
(a)
A monitoring program for both groundwater and surface water,
including responsibility for the costs of monitoring.
(b)
Authority for control of groundwater use in the mixing and buffer
zones and access rights for abatement purposes should the contaminant
leave control of the mixing zone.
(c)
Contingencies available to abate pollution should the contaminant
leave control of the mixing zone.
(d)
Treatment capabilities of any pretreatment system components
proposed to decrease contaminant levels prior to discharge to groundwater.
This must include design and testing data which support claims of
consistent, reliable and measurable improvements in treatment.
(e)
System design, placement and sizing recommendations based on
the hydrogeologic study.
(f)
Evaluation and establishment of measures to control both present
and future water usage within the mixing and buffer zones.
A.
Applicability. A traffic impact study shall be submitted to the Township
as part of a preliminary plan and final plan for any subdivision or
land development application expected to generate more than 250 new
trips per day.
B.
Purpose. To identify any traffic problems likely to result from the
proposed development in relation to ingress/egress, road capacities,
off-site traffic flow, public transportation, and pedestrian and other
nonvehicular circulation.
C.
Contents.
(1)
A study area for the traffic impact study shall be defined as
mutually agreed upon by the applicant and the Township Engineer.
(2)
The traffic impact study shall enable the Township to assess
the likely impacts of the proposed development on the existing transportation
network of the Township and surrounding areas.
(3)
The traffic impact study shall be prepared by a civil engineer
licensed to practice in Pennsylvania with experience preparing such
studies in accordance with the Institute of Transportation Engineer's
(ITE) Recommended Practice Traffic Access and Impact Studies for Site
Development, current edition, and PennDOT Publications 201 and 282,
current editions.
(4)
The traffic impact study shall include, but not necessarily
be limited to, an analysis of expected traffic generation to, from,
and upon surrounding roads within a radius of two miles from the proposed
development site, particularly showing a.m. and p.m. peak hours of
existing traffic flow during a normal business day, in comparison
with what is anticipated after the proposed development is fully completed
and, if applicable, upon the completion of each stage. Estimated peak-hour
trip generation shall be based on procedures set forth in the most
recent edition of the ITE Trip Generation Manual. Existing traffic
flows shall be based on actual counts; if these cannot be obtained,
an alternative source, subject to approval by the Township, may be
used.
(5)
The Township shall review the methodology, assumptions, findings,
and recommendations of the traffic impact study and may require specific
improvements necessary to accommodate the impacts of the proposed
development.
A.
Purpose. It is the purpose of the green design assessment to promote
the siting, design, construction and maintenance of buildings and
landscapes so as to promote the conservation of energy and the effective
utilization of renewable energy sources and to improve the efficiency
and longevity of building systems.
B.
Applicability. The green design assessment shall be submitted to
the Township as part of a preliminary plan and final plan for any
major subdivision or land development application, except for residential
subdivisions involving less than 20 proposed lots or dwelling units.
C.
Assessment. The green design assessment shall analyze the applicability
and practicality of each of the standards set forth below and indicate
how those applicable to the proposed development will be incorporated
into the design. Where a specific design standard is inapplicable
or impractical, Applicants shall provide written substantiation of
its inapplicability or impracticality. Additional LEED standards,
ENERGY STAR® and other federal or state
standards adopted after the enactment of this chapter shall also be
addressed.
(1)
Orientation, massing, and siting of building envelopes to maximize
solar-responsive day lighting, natural cooling design, and the potential
for renewable energy use.
(2)
Building with integrated photovoltaic (BIPV) systems taking
advantage of available solar resources.
(3)
Landscaping, including retention of existing vegetation, to
enhance natural ventilation and provide winter wind breaks while not
interfering with access solar energy.
(4)
Use of geothermal heating and cooling.
(5)
Achievement of the LEED (Leadership in Energy and Environmental
Design) Silver standards (or higher) through building placement, style,
dimensions, construction materials and overall site design.
(6)
Meeting or exceeding the Environmental Protection Agency ENERGY
STAR® rating of 85.
(7)
Incorporating the redevelopment and reuse of previously developed
sites and structures.
(8)
Developing stormwater and wastewater treatment facilities with
efficient and innovative on-lot approaches to treatment and reuse,
which support water conservation and maintain local watershed balance,
such as green roofs and rainwater harvesting systems, and including
the utilization of land application and beneficial reuse of wastewater
and/or stormwater.
