A.
Purpose. A sketch plan is an optional submission.
It is offered to give the applicant an opportunity to consult early
and informally in the plan preparation phase with the Municipality
and Bucks County Planning Commission. The purpose of this submission
is to allow the Municipality and applicant opportunity to discuss
lot layout, street layout, location of buildings, arrangement and
location of open space, etc., before detailed engineering is done.
The Municipality may comment on not only whether the sketch plan meets
the objectives of Borough ordinances but also if they feel it is consistent
with sound planning and design principles. It is not intended in any
way to replace the preliminary plan but rather to give the applicant
guidance in preparing the much more detailed preliminary plan. Recommendations
and comments made by the Borough in response to sketch plan submission
shall in no way be regarded as an official approval, nor shall such
action grant any legal rights to the applicant or immunity from full
compliance with requirements and procedures set forth for preliminary
and final plans.
B.
Data furnished in a sketch plan shall be at the discretion
of the subdivider but is suggested to include the following:
(1)
Name of subdivision.
(2)
Name of legal and/or equitable owner.
(3)
Bucks County Tax Map parcel number.
(4)
USGS interpolated contour lines at intervals of not
more than two feet.
(5)
Site capacity calculations.
(6)
Aerial photography, if available.
(7)
Tract boundaries and total acreage.
(8)
Location map.
(9)
North point.
(10)
Streets on and adjacent to the tract.
(11)
Significant topographical, geological, and physical
features, including but not limited to floodplains, steep slopes,
boulders, wetlands, etc., which may impact or limit the proposed use
of the property.
(12)
Existing road/utility and other easements and
rights-of-way.
(13)
Proposed general street layout.
(14)
Proposed general lot layout, including location
of open space and other preservation areas.
C.
A subdivision sketch plan should be drawn to scale,
although precise dimensions are not required.
A.
Purpose. The purpose of this section is to provide
an expeditious means of subdivision approval for lot line adjustments
and minor subdivisions. A lot line adjustment involves relocation
of one or more existing boundary line(s) between two adjacent lots
or the shifting of boundary lines to increase the area of an existing
lot; provided however, that the lot line adjustment results in the
same number or fewer lots than existed prior to the lot line adjustment.
B.
Plan preparation.
(1)
The plan shall be drawn at a scale of one inch equals
20 feet or one inch equals 50 feet or one inch equals 100 feet.
(2)
Dimensions shall be set forth in feet and decimal
parts thereof and bearings in degrees, minutes and seconds.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
When the plan is a revision of a previously approved
plan, dotted lines shall be used to show features or locations to
be abandoned and solid lines to show the currently proposed features.
Notations of revisions shall be numbered and dated.
(5)
The plan shall be so prepared and bear an adequate
legend to indicate clearly which features are existing and which are
proposed.
(6)
The boundary line of the subdivision shall be shown
as a solid heavy line.
(7)
The plan shall be on sheets either 18” x 24”
or 24” x 36”. All plan sheets shall be of the same size.
All lettering shall be so drawn as to be legible if the plan should
be reduced to half size.
C.
General information. The plan shall show or be accompanied
by the following information:
(1)
Name of subdivision or land development.
(2)
Name and address of owner of record and applicant.
(3)
Name and address of the firm which prepared the plan
and professional seal of the individual certifying the accuracy of
the plan and compliance with applicable standards.
(4)
Date of preparation of the plan, a descriptive list
of revisions to the plan, and the revision dates.
(5)
Tax parcel numbers, deed book and page numbers of
properties involved, including any deed restrictions to the property,
and recorded plan book and page number for previously recorded subdivisions.
A copy of the current deed(s) for the tract shall be submitted with
the plan.
(6)
Zoning requirements, including but not limited to
the following:
(7)
Location map showing the relation of the site to adjoining
properties, proposed property lines, and streets within 1,000 feet,
at a scale of one inch equals 800 feet.
(8)
North point.
(9)
Written and graphic scales for plan and location map.
(10)
Total acreage of the site (net and gross); proposed
lot sizes (net and gross); area of ultimate right-of-way; and in the
case of lot line adjustments, area being conveyed, and a summary of
pre-/post- development areas of lots involved.
(11)
Tract boundary (as determined by a field survey).
(12)
Both existing and proposed property lines, including
bearing and distance information.
(13)
Streets on and adjacent to the site, with legal
and future rights-of-way.
(14)
All existing buildings/structures (temporary
or permanent, and their uses), driveways, wells, sewer systems, utility
easements, utility poles (with ownership and pole number I.D. certification),
etc., on the site and within 100 feet of the property boundary.
(15)
Monuments, existing and proposed.
(16)
USGS contours.
D.
In addition to the requirements of Subsections B and C above, minor subdivision plans shall show or be accompanied by the following information:
(1)
Soil types within the site based on maps contained
in the Soil Survey of Bucks and Philadelphia Counties, Pennsylvania,
U.S. Department of Agriculture, Soil Conservation Service, 1975. A
table shall indicate each soil's limitations for community development.
(2)
Contour lines, measured at vertical intervals of two
feet. Contour lines shall be determined by on-site survey, not interpretation
of USGS maps. At a minimum, contours shall be established at the location
of proposed driveways, dwellings, septic systems and other areas of
development as deemed necessary by the Borough.
(3)
Datum to which contour elevations refer. Benchmark
shall be identified.
(4)
Existing vegetation, including wooded areas, large
trees over six-inch caliper standing alone, and other significant
vegetation, and limits of trees/vegetation to be removed/preserved.
(6)
Proposed improvements, including buildings (and their
uses), driveways, sewer lines, storm drains, culverts, street improvements,
grading, and other requirements of this chapter.
A.
Purpose. The purpose of the preliminary plan is to enable the Borough to examine proposals for compliance with Chapter 340, Zoning, this chapter, and other Borough ordinances. Preliminary plans are required for all land developments and major subdivisions.
B.
Plan preparation.
(1)
The preliminary plan shall be at a scale of not more
than 50 feet to the inch.
(2)
Plan and profile views shall be drawn at a scale of
one inch equals 50 feet and one inch equals five feet, respectively.
Horizontal and vertical scales of one inch equals 20 feet and one
inch equals two feet shall be permitted when greater detail is required
as deemed necessary by the Borough Engineer.
(3)
Enlarged details of special features, intersections,
drainage facilities, etc., shall be drawn at a scale of one inch equals
20 feet or one inch equals 10 feet.
(4)
Sheet sizes shall be either 18” x 24”
or 24” x 36”.
(5)
All sheets shall be the same size and be numbered
relative to the total number of sheets (i.e., 1 of 4, etc.). If a
new sheet is added, all sheets shall be appropriately renumbered.
Use of letters to denote new sheets (i.e., Sheet 1A of 4) shall not
be permitted.
(6)
Where two or more sheets are required to show the
entire tract, a reduced scale key plan shall be included to show how
the sheets correspond.
(7)
A reduced scale plan of the entire site at a scale
greater than 50 feet to the inch may be required in cases where it
will facilitate the review process.
(8)
The plan shall be so prepared and bear an adequate
legend to clearly indicate which features are existing and which are
proposed.
(9)
The site out-boundary shall be shown as solid heavy
line.
C.
General information. All preliminary plans shall show
the following general information:
(1)
Proposed subdivision or land development name or identifying
title. Name shall not duplicate an approved plan or plan submitted
for review.
(2)
Name(s) and address(es) of the owner(s) of the property,
including reference to deed book, volume and page of current legal
owner.
(3)
Name and address of applicant.
(4)
Name and address of the firm which prepared the plan
and professional seal of the individual certifying its accuracy and
compliance with applicable standards.
(5)
Date of preparation of the plan and a descriptive
list of revisions to the plan, and the revision dates.
(6)
North point.
(7)
Location map showing the relationship of the site
to adjoining properties, proposed property lines, zoning district
boundaries, and streets within 1,000 feet. Scale of the location map
shall be one inch equals 500 feet.
(8)
Written and graphic scales for plan and location map.
(9)
Tract boundary with bearing and distance information.
(10)
Tax Map parcel number(s) of parcels which comprise
the subdivision or land development, deed book and page numbers of
the properties involved, including deed restrictions to the property,
recorded plan book, and page number for the previously recorded subdivision
(if any). A copy of the current deed(s) for the tract shall be submitted
with the plan.
(11)
Zoning requirements, including the following,
where applicable:
(a)
Zoning district, and district boundaries if
within 500 feet of the site boundary.
(b)
Lot size and yard requirements.
(c)
Variances or special exceptions granted.
(d)
Buffer yard requirements.
(e)
Site capacity calculations.
(f)
Inventory of all natural resources, natural
resource protection rates, allowable disturbance to each resource,
and proposed disturbance to each resource.
(g)
Parking requirements.
(h)
Proposed use, including zoning designation (i.e.,
R-1 Residence District).
(i)
Allowable and proposed density.
(j)
Impervious surface area ratio, allowable impervious
ratio and tabulation of proposed impervious area.
(k)
Dwelling unit mix.
(12)
Tax Map parcel number and names and addresses
of current owners of immediately adjacent lands on all sides of the
property and across streets.
(13)
Total acreage of the site (net and gross) and
number of proposed lots and/or dwelling units, or gross leasable floor
area.
(14)
Statement identifying existing and proposed
method of sewage disposal and water service; if public, the name of
the agency providing service.
(15)
Statements regarding maintenance responsibilities
of permanent stormwater management control facilities, swales, drainageways,
and open space areas.
D.
Existing features plan. Within the tract proposed
for subdivision and/or land development, and within 200 feet of the
tract boundaries, the following information shall be shown on the
preliminary plan:
(1)
All existing property lines of the site if currently
containing several smaller parcels.
(2)
All property and easement boundaries defined by bearing
and distance information.
(3)
Total width of streets and alleys; names of streets
and alleys; and total width of legal rights-of-way and ultimate rights-of-way.
Half widths of streets and alleys shall be dimensioned as measured
from the physical center line to legal and ultimate rights-of-way.
(4)
Buildings (and their uses), driveways, wells, sewer
systems, pipelines, underground and/or aboveground storage tanks,
pools, fences, silos, water systems, fire hydrants, valves, towers,
etc.
(5)
Utility poles, with identification information/numbers,
and streetlights.
(6)
Contour lines measured at vertical intervals of two
feet. Contour lines shall be determined by on-site survey, not interpretation
of USGS maps. The location of the survey benchmark shall be noted.
The benchmark shall be based on USGS datum reference points or sewer
manhole datum (whichever is more accessible relative to the location
to the site). Assumed benchmark elevations and arbitrary control points
will not be acceptable unless approved by the Borough Engineer.
(7)
Monumentation and pins within and along site out-boundary,
rights-of-way, easements, etc.
(8)
Soil types within the site based on maps contained
in the Soil Survey of Bucks and Philadelphia Counties, Pennsylvania,
U.S. Department of Agriculture, Soil Conservation Service, 1975. A
summary table shall be included on the plan listing:
(9)
Area of vegetation, including wooded areas, and large
trees over six-inch caliper standing alone. Areas of scrub growth
with an understory height of at least four feet shall be delineated
independently of wooded areas.
(10)
Watercourses, storm sewers, culverts, bridges,
or any other significant drainage features and facilities, with associated
inverts, pipe/culvert sizes, material, and lengths, and all applicable
dimensional information.
(11)
Floodplain areas or districts, including information
on one-hundred-year flood elevations. FEMA cross-sections and elevations
shall be utilized to delineate the floodplain boundary where detailed
study information is available. Where detailed study information is
not available, one-hundred-year flood elevations shall be calculated
utilizing HEC I computations to generate flow information and HEC
II computations to calculate water surface elevations. Structures,
culverts, obstructions, bridges or any other significant feature within
500 feet downstream of the site shall be included within the study
to account for potential backwater effects. Basins, ponds, flood-control
facilities or any other significant drainage facility within upstream
tributary area shall be included in the study. Use of TR-55, Urban
Hydrology for Small Watersheds, United States Department of Agriculture,
Soil Conservation Service will be an acceptable alternate method for
calculating one-hundred-year flow rates. Use of other methods must
be approved by the Borough Engineer.
(12)
Utility, private and/or public easements, and
purposes for which the easements have been established, with all applicable
restrictions and/or covenants.
(13)
Wetlands, wetland margins, ponds, pond shorelines,
lakes, and lake shorelines, with total area of coverage listed. List
of soil consultant's qualifications must be submitted with a certification
as to accuracy of the delineation. Certification must properly reference
the plan by title, date and parcel number.
(15)
Predeveloped drainage boundaries with associated
areas, time-of-concentration paths, and runoff factors.
E.
Site improvement plan. A site improvement plan shall
be prepared and include the following proposed improvements:
(1)
General lot layout, easement and right-of-way boundaries.
(2)
Location of dwellings and structures, including exterior
dimensions, first-floor elevation, and garage-floor elevation.
(3)
Sanitary and storm sewer layout, pipe lengths, size,
material, slopes, inverts, and grate/manhole elevations.
(4)
Location of water mains and fire hydrants and electric
and gas utilities.
(5)
Streets, curb, sidewalk, pedestrian ramps, pedestrian
paths, recreational facilities, and bikeways.
(6)
Street and alleys widths.
(7)
Driveway locations.
(8)
Intersections.
(9)
Cartway-widening improvements and appropriate dimensions
from existing roadway center lines.
(10)
Existing and proposed sight distances at existing
and/or proposed intersections and driveways. Sight distances shall
be determined in accordance with 67 Pa. Code Chapter 441.
(11)
Clear sight triangles at proposed and existing
intersections.
(12)
Parking areas, parking stalls, aisles, and associated
dimensions.
(13)
Curb and cul-de-sac radii.
(14)
Culverts, bridges, basins, and any other significant
drainage facility.
(15)
Street signage and proposed street names, but
names shall not duplicate or be similar to existing names within five
miles of the proposed development, including roads in other boroughs
or municipalities.
F.
Grading plan. The grading plan shall include the following:
(1)
General site layout, property lines, easement boundaries,
structures, streets, curb, sidewalk, etc.
(2)
First-floor elevation and garage-floor elevation of
all existing and proposed buildings.
(3)
Existing and proposed contours.
(4)
Bottom and top of curb elevations around curb returns
at intersections and turnaround area on cul-de-sac streets.
(5)
General layout of storm sewers.
(6)
Grate elevations of storm sewer inlets.
(7)
Rim elevations of manholes.
G.
Drainage plan. The drainage plan shall include the
following:
(1)
General site layout of streets, buildings, sidewalk
and curb, and storm sewers.
(2)
Postdevelopment drainage boundaries, with associated
areas, time of concentration, flow path and runoff factors listed.
(3)
Existing contours.
(4)
Proposed grading.
(5)
Required stage/storage chart for detention basins.
(6)
Discharge location of all roof drains and sump pump
lines.
H.
Erosion and sedimentation control plan. The erosion and sedimentation control plan shall be prepared in accordance with applicable provisions of 25 Pa. Code Chapter 102, Erosion Control, DEP Erosion and Sediment Pollution Control Program Manual, Erosion and Sedimentation Pollution Control Plan Guide for Small Projects (as published by the Southeast Pennsylvania Association of Conservation Districts), and Special Protection Waters Implementation Handbook, and in accordance with § 290-39 of this chapter.
I.
Recreation, landscaping and lighting plan. The landscaping
and lighting plan shall include the following existing and proposed
features:
(1)
General lot layout and setbacks, easement and right-of-way
boundaries.
(2)
Location of driveways, structures, curb and sidewalk.
(3)
Layout of sanitary sewer, associated laterals, storm
sewer, water, electric and gas utilities.
(4)
Proposed tree implanting locations coordinated with
proposed grading and underground utilities, maintaining required horizontal
separation distances.
(5)
Location of proposed fencing outside of the dripline
of trees intended to be saved in construction areas.
(6)
Location of parking area lighting, driveway lampposts,
and streetlight fixtures, with radial extent of illumination in form
of isolux contours in units of horizontal footcandles (HFC). Isolux
lines shall be in increments of 0.5 HFC.
(7)
Buffer yards with applicable yard widths dimensioned.
(8)
Proposed layout and design of recreational facilities
and buffering for same.
J.
Plan and profiles. Plan and profiles shall be prepared
for all streets and utilities where improvements are proposed or are
being extended from existing facilities and shall include the following:
(1)
Profiles shall include, at a minimum, the following:
(a)
Existing and proposed ground elevations and
profile.
(b)
Proposed profile of ground and/or street.
(c)
All applicable vertical curve data for streets.
(d)
Sight distance requirements.
(e)
Sanitary sewer, storm drainage, and water service
facilities; vertical separation distances at utility crossings, and
encasements; inverts of pipes at crossing locations.
(f)
All utility and storm pipe sizes, materials,
slopes, inverts and lengths.
(g)
Inlet and manhole inverts, rim and grate elevations;
top of wall elevations for endwalls and headwalls.
(h)
Center-line stationing along profile.
(i)
Profiles for streets shall follow roadway center
lines.
(j)
Stationing of sanitary sewer laterals and inverts
for same.
(k)
Manhole and inlet numbering corresponding to
profile view.
(l)
Profiles along existing streets for areas of
cartway widening shall include existing edge-of-road profile and bottom-of-curb
profile.
(2)
Plan views shall include, at a minimum, the following:
(a)
Right-of-way and easement boundaries.
(b)
Dimensioning of street widths.
(c)
Location of curb, sidewalk, driveway entrances
and pedestrian ramps.
(d)
Center-line stationing along streets.
(e)
Location of all sanitary sewer mains and laterals,
storm sewers, roof drains and sump pump leaders, water mains and gas
mains.
(f)
Manhole and inlet numbering corresponding to
profile view.
(g)
Location of street and regulatory signs.
(h)
Proposed contours within limits of right-of-way
boundaries.
(i)
Top- and bottom-of-curb elevations at ends of
returns, and centrally along returns, at intersections and other critical
locations as deemed necessary by the Borough Engineer.
(j)
Plan views of improvements along existing streets
shall include existing center-line and edge-of-road spot elevations
every 25 linear feet.
K.
Construction details plan. The construction details
plan shall include but not be limited to the following general construction
details:
(1)
Roadway/widening construction.
(2)
Utilities installation, bedding and backfill.
(3)
Storm sewer installation, bedding and backfill.
(4)
Sanitary sewer installation, bedding and backfill.
(5)
Basin construction.
(6)
Traffic control.
(7)
Miscellaneous erosion and sedimentation control details.
(8)
Sidewalk and curb installation specifications.
(9)
Right-of-way and easement restoration.
(10)
Special structures.
(11)
Miscellaneous drainage swale design information.
(12)
Fencing details.
(13)
Any other details as deemed necessary by the
Borough and/or Borough Engineer.
L.
Additional documentation. The following information
shall be submitted with the preliminary plan, where applicable:
(4)
A statement describing the manner in which the developer
shall advise each prospective purchaser of a residential lot or unit
of the existence and location of certain conditions impacting on the
purchased property, including:
(a)
Location and type of adjacent open space, recreational
facilities, and stormwater management easements.
(b)
All utility and drainage easements and all deed
restrictions and/or restrictive covenants established on the lot during
the subdivision approval process.
(c)
Any streetlight or fire hydrant assessments
by any municipal entity.
(d)
Such other information as directed by the Borough.
(6)
A development schedule indicating the approximate
date when construction can be expected to begin and be completed.
(7)
A plan for the ownership and maintenance of open space.
(8)
Stormwater management calculations and reports, including
a plan for the ownership and maintenance of nondedicated stormwater
management facilities.
(9)
The most current county aerial maps of the site, delineating
lot layout, restricted areas, and other proposed on-site improvements.
M.
Notice of preliminary plan. For all subdivisions or
land developments, written notice of filing of a preliminary plan
shall be given by the applicant to all abutting landowners of record.
(1)
Notice shall be given at the time of application and
shall be by certified letter to each abutting landowner of record.
Copies of the notification letter under this section and certified
mail receipts shall be filed with the Borough within 10 days following
the initial filing of the application.
(2)
The foregoing letter shall identify the following:
(a)
Date of application, name and address of applicant.
(b)
Record owner of the tract to be developed.
(c)
The location of the tract to be developed, indicating
street address, zoning district and Tax Map parcel number.
(d)
A statement that accompanying plans have been
filed and are available for public inspection at the Borough Office.
A.
Upon completion of all conditions of preliminary and
final plan approval, applicants shall submit two clear and legible
blue- or black-line prints on white opaque linen and five paper prints
of the record plan of subdivision and/or land development, including
all sheets of the plan set.
C.
All plans must be acknowledged with a raised notary
seal affixed; the raised seal of the registered engineer and/or surveyor
responsible for the plan; and the raised seal of the architect and/or
landscape architect who collaborated in the preparation of the plan;
and if the applicant is a corporation, a raised corporate seal. All
plans must be approved by the Borough Council, together with the raised
official seal.
F.
Proposed improvements. Proposed improvements as required by §§ 290-15 and 290-163 shall be included on the record plan.
G.
Notes and certificates. The record plan must include
the required notes and certificates:
(1)
On all applications where improvement construction
plans are required, the following note shall appear on the record
plan: "Sheets 2 through inclusive, on record at the Borough, shall
be considered a part of the approved final plan as if recorded with
same." These shall be listed by sheet number and title on the record
plan.
(2)
The signature of the registered engineer and/or surveyor
certifying that the plan represents a survey made by him, that any
existing monumentation shown thereon exists as located, and that the
dimensional and geodetic details are correct.
(3)
An acknowledgment as follows:
(a)
Where the owner(s) are individuals, all shall
join as follows:
|
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Signature of Owner
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Commonwealth of Pennsylvania
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SS.
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County of Bucks
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On the _____ day of __________, _____, before
me the subscriber, a Notary Public of the Commonwealth of Pennsylvania,
residing in __________, personally appeared (name(s) of all owners),
known to me (or satisfactorily proven) to be the persons whose name(s)
(is/are) subscribed to the foregoing plan, and acknowledged that (he/she/they)
(is/are) the registered owner(s) of the designated plan, that all
necessary approvals of the plan have been obtained and are endorsed
thereon, and that (he/she/they) desire that the foregoing plan be
recorded according to law.
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Witness my hand and notarial seal, the day and
year aforesaid.
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Notary Public
| ||
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My Commission Expires:
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(SEAL)
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(b)
Where the owner is a corporation:
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Commonwealth of Pennsylvania
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SS.
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County of Bucks
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On the _____ day of __________, _____, before
me the subscriber, a Notary Public of the Commonwealth of Pennsylvania,
residing in __________, personally appeared (name of officer of corporation),
who acknowledged (himself/herself) to be the (president/secretary)
of (name of the corporation), a corporation, and that as such (president
or secretary), being authorized to do so, (he/she) executed the foregoing
plan by signing that the said corporation is the registered owner
of the designated land, that all necessary approvals of the plan have
been obtained and are endorsed thereon, and that (he/she/they) desire
that the foregoing plan be recorded according to law.
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Witness my hand and notarial seal, the day and
year aforesaid.
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Notary Public
| ||
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My Commission Expires:
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(SEAL)
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(4)
Approved notation by the Borough shall be as follows:
|
Approved by the Borough Council of the Borough
of Silverdale this __________ day of __________, _____
|
(5)
Borough Planning Commission notations:
|
Recommended for approval by the Silverdale Borough
Planning Commission this _____ day of __________, _____
|
(6)
Bucks County Planning Commission notation:
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BCPC No. _______________
| |
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PROCESSED AND REVIEWED. Report prepared by the
Bucks County Planning Commission in accordance with the Municipalities
Planning Code.
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Certified this date __________, _____
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|
| |
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Executive Director, Bucks County Planning Commission
|
(7)
Recording notation:
|
"Recorded in the office of the Recorder of Deeds,
Bucks County, Pennsylvania, in Plan Book _____________, Page ______,
on the _____ day of _____________, _____.
|
(8)
Signatures to appear on plan. The following signatures
shall be placed directly on the plan in black ink:
(a)
The owner or owners of the land. If the owner
of the land is a corporation, the signatures of the president and
secretary and the corporate seal shall appear.
(b)
The notary public acknowledging the owner's
statement of intent.
(c)
The licensed engineer and/or surveyor who prepared
the plan. If an architect and/or a landscape architect collaborated
in the preparation of the plan, his signature and seal shall also
appear.
(d)
The Bucks County Planning Commission.
(e)
The Planning Commission of Silverdale Borough.
(f)
The Council of Silverdale Borough.
Upon completion of all public and/or private improvements (prior to acceptance or approval of same by the Borough Council in accordance with provisions set forth in Article VI of this chapter), the subdivider or developer will furnish the Borough with as-built plans for all utilities, roads, stormwater management facilities and other public/private improvements as shown on the approved plans. As-built plans for detention/retention basins and/or underground storage facilities utilized to control stormwater discharge must be prepared and submitted to the Borough Engineer for review immediately upon completion of rough grading to verify required stage/storage capacity. As-built plans for these facilities must be reviewed for compliance with stormwater management plan design requirements prior to any additional site work. As-built plans shall contain information listed in Appendix D.[1]
[1]
Editor's Note: Appendix D is included at the end of this chapter.
A.
Purpose. The traffic impact study will enable Silverdale
Borough to assess the impact of the proposed development on the transportation
system, both highways and public transportation, in the Borough. The
purpose of the impact study is to ensure that proposed developments
do not adversely affect the transportation network and to identify
any traffic problems associated with access between the site and the
existing transportation network. The study's purpose is also to delineate
solutions to potential problems and to present improvements to be
incorporated into the proposed development. The study shall assist
in the protection of air quality, conservation of energy and encouragement
of public transportation use.
B.
The traffic impact study shall be prepared by a qualified
traffic engineer and/or transportation planner with previous traffic
study experience. Procedures and standards for the traffic impact
study are set forth herein. The applicant may provide funds to the
Borough, which may hire a traffic engineer of its choice to conduct
the study, if this procedure is deemed appropriate by the Borough.
C.
Applicability.
(1)
A traffic impact study shall be submitted for all
subdivisions and land developments that meet one or more of the following
criteria:
(a)
Residential: 10 or more dwelling units or lots.
(b)
Nonresidential subdivision: three lots or more.
(c)
Commercial: a commercial building or buildings
consisting of 50,000 square feet or more of gross floor space (total
floor area on all floors within the exterior walls of the building).
(d)
Office: a development consisting of 5,000 square
feet or more of gross floor space.
(e)
Industrial: any industrial development consisting
of three or more lots, or 10,000 square feet or more of gross floor
area, or having more than 10 employees (immediately or future), with
access from the site onto a Borough street, or with an expected daily
traffic flow of more than 100 vehicle trips per day with site access
onto a Borough street.
(f)
Institutional: any medical, educational or institutional
development consisting of 5,000 square feet or more of gross floor
area (total floor area on all floors within the exterior walls of
the building).
(2)
The Silverdale Borough Council, at its discretion,
may require any other subdivision or land development application
to be accompanied by a traffic impact study; provided, however, that
the Supervisors notify the applicant within 60 days following the
Planning Commission's first meeting to consider the proposal. Such
notification shall specify the reason for the requirement, citing
the proposal's particular location or existing problems or type of
use.
D.
ENGINEERING AND TRAFFIC STUDIES
LEVEL OF SERVICE
MAJOR INTERSECTION
PUBLIC TRANSPORTATION
STUDY AREA
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. As used in this section, the following
terms shall have the meanings indicated:
Shall be prepared in accordance with Title 67, Chapter 201,
Engineering and Traffic Studies.
As described in the 1985 Highway Capacity Manual, indicates
how well traffic moves on a particular highway facility or through
a specific intersection. There are six levels of servicing ranging
from A through F. Level of Service A indicates generally free movement.
Level of Service E represents maximum capacity of the facility. Level
F indicates congestion. Level of Service C is considered the design
level of service, representing a stable traffic flow and a relatively
satisfactory travel speed.
Any intersection where traffic generated by the proposal
will have a significant impact on the operation of the intersection
and/or any other intersection involving an arterial road. Where doubt
exists, the transportation engineer shall seek guidance from the Borough
Council prior to the submission of the traffic impact study.
Transportation service for the general public provided by
a common carrier of passengers generally on a regular route basis
or a private operator offering service to the public.
This area will extend approximately 1/2 mile along the adjacent
roadways in both directions from all access points or the first major
intersection along these roadways. Where doubt exists, the traffic
engineer shall seek guidance from the Borough Council prior to the
submission of the traffic impact study.
The total count of trips to and from a study site per unit
of land use as measured by parameters such as dwelling units, acres,
etc.
This procedure compares the volume of a roadway or intersection
approach to its capacity (maximum number of vehicles that can pass
a given point during a given time period). The procedures described
in the 1985 Highway Capacity Manual, Highway Research Board Special
Report 209, shall be followed.
This is a series of warrants which detail the minimum traffic
or pedestrian volumes or other criteria necessary for the installation
of a traffic signal. These warrants are contained in the Manual on
Uniform Traffic Control Devices for Streets and Highways, U.S. Department
of Transportation, Federal Highway Administration, 1988, as amended,
or the most recent version, whichever is later.
E.
General requirements and standards. 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 subdivision or land development.
If the development is residential, types of dwelling units shall also
be included. A brief description of other major existing and proposed
developments within the study area shall be provided. The general
site description shall also include probable socioeconomic characteristics
of potential site users to the extent that they may affect the transportation
needs of the site (i.e., number of senior citizens).
(2)
Transportation facilities description.
(a)
The description shall contain a full documentation
of the proposed internal and existing external transportation system.
This description shall include proposed internal vehicular, bicycle
and pedestrian circulation, all proposed ingress and egress locations,
all internal roadway widths and rights-of-way, parking conditions,
traffic channelizations and any traffic signals or other intersection
control devices at all intersections within the site.
(b)
The report shall describe the entire external
roadway system within the study area and include discussion of existing
design deficiencies and potential safety hazards. Major intersections
in the study area shall be identified and sketched. All existing and
proposed public transportation services and facilities within a one-mile
radius of the site shall also be documented. The report shall include
a review and discussion of all available accident reports within the
study area during the prior three years. All future highway improvements,
including proposed construction and traffic signalization, shall be
noted. This information shall be obtained from the Twelve-Year Highway
Capital Program for the Delaware Valley Region and from the Pennsylvania
Department of Transportation. Any proposed roadway improvements due
to proposed surrounding developments shall be recorded.
(3)
Existing traffic conditions. Existing traffic conditions
shall be measured and documented for all roadways and intersections
in the study area. Existing traffic volumes for average daily traffic,
peak highway hour(s) traffic, and peak development-generated hour(s),
and documentation shall be included in the report. A volume/capacity
analysis based upon existing volumes shall be performed during the
peak highway hour(s) and the peak development-generated hour(s) for
all roadways and major intersections in the study area. Levels of
service shall be determined for each location using the 1985 Highway
Capacity Manual methodology.
(4)
Transportation impact of the development. Estimation
of vehicular trips to result from the proposal shall be completed
for the average daily peak highway hour(s) and peak development-generated
hour(s). Vehicular trip generation rates to be used for this calculation
shall be obtained from Trip Generation, An Informational Report, Fifth
Edition, Institute of Transportation Engineers, 1991 (as amended).
These development-generated traffic volumes shall be provided for
inbound and outbound traffic movements as estimated, and the reference
source(s) methodology followed shall be documented. All turning movements
shall be calculated. These generated volumes shall be distributed
to the study area and assigned to the existing roadways and intersections
throughout the study area. Documentation of all assumptions used in
the distribution and assignment phase shall be provided. Traffic volumes
shall be assigned to individual access points. If school crossings
are to be used, pedestrian volumes shall be assigned to each crossing.
Any characteristics of the site that will cause particular trip generation
problems shall be noted.
(5)
Analysis of transportation impact.
(a)
The total future traffic demand shall be calculated.
This demand shall consist of the combination of the existing traffic
expanded to the completion year (using an annual background traffic
growth rate available), the development-generated traffic, and the
traffic generated by other proposed developments in the study area.
A second/volume capacity analysis shall be conducted using the total
future demand and the future roadway capacity. If staging of the proposed
development is anticipated, calculations for each stage of completion
shall be made. This analysis shall be performed during the peak highway
hour(s) and peak development-generated hour(s) for all roadways and
major intersections in the study area. Level-of-service calculations
shall be completed for all major intersections. It is usually at these
locations that capacity is most restricted.
(b)
All access points and pedestrian crossings shall
be examined as to the feasibility of installing traffic signals. This
evaluation shall compare the projected traffic and pedestrian volumes
to the warrants for traffic signal installation.
(6)
Conclusions and recommended improvements.
(a)
Levels of service for all roadways and intersections
shall be listed. All roadways and/or intersections showing a level
of service below C shall be considered deficient, and specific recommendations
for the elimination of these problems shall be listed. This listing
of recommended improvements shall include but not be limited to the
following elements: internal circulation design, site access location
and design, external roadway and intersection design/safety improvements,
traffic signal installation and operation, including signal timing,
and transit design improvements. All physical roadway improvements
shall be shown in sketches.
(b)
Existing and/or future public transportation
service shall also be addressed. A listing of all actions to be undertaken
to increase present public transportation usage and improve service,
if applicable, shall be included. An analysis based on the guidelines
contained in the Bucks County Transportation Study, Phase I Report,
shall be undertaken to indicate whether or not future public transportation
service should be provided to the development.
(c)
The listing of recommended improvements for
both roadways and transit shall include, for each improvement, the
party responsible for the improvement, the cost and funding of the
improvement and the completion date for the improvement.
F.
Time of submission. The traffic impact study shall
be submitted to the Planning Commission with the preliminary plan
submittal. Improvement plans shall not be submitted to PennDOT until
after review by the Silverdale Borough Planning Commission and Borough
Council.
G.
Implementation. The Supervisors shall review the traffic
impact study to analyze its adequacy in solving any traffic problems
that will occur due to the land development or subdivision. The Supervisors
may decide that certain improvements contained on and/or adjacent
to the site and within the study area are necessary for land development
or subdivision plan approval and may attach these conditions to the
approval. If the Municipality concludes that additional improvements
are necessary, the developer shall have the opportunity to resubmit
alternative improvement designs to obtain plan approval.
A.
General. The applicant shall submit the following
information for review to ensure that the proposed method of sewage
collection, treatment, and disposal is adequate to serve the proposed
subdivision or land development. The evaluation must establish that
each proposed lot, building or structure will be served by an appropriate
sewage system.
B.
Development applications. The applicant shall make
application to the Pennsylvania Department of Environmental Protection
(DEP), which shall determine whether or not the application will require
submission of planning modules. The applicant shall provide written
verification of the decision of the Pennsylvania DEP.
C.
If the Pennsylvania DEP determines that planning modules
are required for the proposed development, then the following steps
must be taken:
(1)
In order to be deemed a complete subdivision or land
development application, any application for preliminary subdivision
or land development approval must be accompanied by a duly completed
Department of Environmental Protection sewage facilities planning
module. Such planning module shall also meet all the requirements
contained in 25 Pa. Code Chapter 71.
(2)
Such application and planning module shall meet all
the procedural and content requirements of 25 Pa. Code Chapter 71,
Subchapters 71.52 and 71.53, including the requirement that they be
accompanied by the comments on the planning module of the Bucks County
Health Department and the Bucks County Planning Commission. Evidence
that the sewage facilities planning module has been before these agencies
for 60 days without comment shall be sufficient to satisfy this requirement.
(3)
The Borough shall review and act upon the planning
modules in accordance with the requirements and criteria set forth
in 25 Pa. Code Chapter 71 and may refuse to adopt a proposed revision
to its official sewage facilities plan for new land development for
reasons including but not limited to the following:
(a)
The plan is not technically or administratively
able to be implemented.
(b)
Present and future sewage disposal needs of
the area, remaining acreage or delineated lots are not adequately
addressed.
(c)
The plan is not consistent with the Borough
land use plans and ordinances, this chapter, or other ordinances or
plans controlling land use or development.
(d)
The plan is not consistent with the comprehensive
sewage program of the Borough as contained in its official sewage
facilities plan.
(e)
The plan does not meet the consistency requirements
set forth in 25 Pa. Code Chapter 71, Subsection 71.21(a)(5)(i)-(iii).
(4)
When the Borough refuses to adopt a proposed revision
to the official sewage facilities plan, it shall state the reasons
for the refusal and forward a copy of this statement to the person
making the submission and to the Department of Environmental Protection.
(5)
When the Borough adopts the proposed revisions to
the official sewage facilities plan, the Borough shall forward the
proposed revisions to the Department with the information required
by 25 Pa. Code Chapter 71, Subsection 71.52. Adoption of the proposed
revisions of the official plan shall be by resolution of the Borough
Council.
(6)
Approval of the planning modules by the Pennsylvania
Department of Environmental Protection shall be a condition of subdivision
or land development plan approval by the Borough.
D.
Requirements for final plan approval. Where on-lot
sewage disposal is proposed, final plan approval shall not be granted
for any subdivision or land development until satisfactory evidence
has been presented by the applicant to the Borough that the Bucks
County Health Department and the Pennsylvania Department of Environmental
Protection have determined that the lots proposed for subdivision
are generally suitable for on-lot septic systems, and provided further
that a note shall be placed on the final plans as follows:
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"The planning module for land development has
been approved by the Pennsylvania Department of Environmental Protection
and the Bucks County Department of Health as to the subdivision plan.
However, the septic system permit has not been issued for the lot(s)
upon which new building(s) are proposed. Prior to issuance of a building
permit, a septic system permit shall be obtained and presented to
the Zoning Officer for each new building."
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A.
All projects withdrawing 10,000 gallons per day or
greater of groundwater or surface water, or a combination of these
two sources, are required to obtain a permit from the DRBC. Copies
of all submissions by the applicant to the DRBC shall be sent to the
Borough. Additionally, copies of all submissions to the Department
of Environmental Protection (DEP) and all correspondence received
by the applicant from the DEP shall be forwarded to the Borough.
B.
Any water withdrawal project not under the jurisdiction
of the DRBC will be reviewed by the Borough. A water resources impact
study shall be required when the proposed development is not served
by public water supplied by a municipal authority approved by the
Borough and one or more of the following conditions are met:
(1)
The proposed residential subdivision contains three
lots or more, and the smallest created lot is less than two acres
in area.
(2)
The nonresidential subdivision contains three lots
or more.
(3)
A proposed well is intended for nonresidential use
(i.e., industrial, commercial, institutional, community, agricultural).
C.
The water impact study shall be prepared by a hydrologist
or professional engineer qualified to conduct groundwater investigations.
The purpose of the study will be to determine if there is an adequate
supply of water for the proposed use and to estimate the impact of
the additional water withdrawals on existing nearby wells, underlying
aquifers and streams. The Borough Engineer shall be involved in the
study as the Borough feels is necessary and appropriate.
D.
A water system which does not provide an adequate
supply of water for the proposed use, considering both quality and
quantity; and/or adversely affects nearby wells and streams shall
not be approved by the Borough.
E.
The adequacy of water supply shall be determined based
upon the assumption that there are 3.5 persons per dwelling unit using
75 gallons of water per person per day. The applicant shall submit
an analysis which evaluates the consistency between the proposed use
and the groundwater preservation guidelines included in the Borough's
Sewage Facilities Plan/201 Facilities Plan.
F.
The water impact study shall be signed by the person(s)
preparing the study and shall include the following information:
(1)
Calculations of the projected water needs using the
criteria set forth in the following references:
(a)
Public Water Supply Manual, Bureau of Water
Quality Management Publication No. 15, by the Pennsylvania Department
of Environmental Protection, Harrisburg, Pennsylvania.
(b)
Guide for Determination of Required Fire Flow,
by the Insurance Services Office (ISO), as modified.
(c)
American Water Works Association Standards and
Manuals for the American Water Works Association, Denver, Colorado.
(2)
A geologic map of the area within a one-mile radius
of the site.
(3)
The location of all faults, lineaments and fracture
traces within 1/4 mile of the site.
(4)
The locations of all existing and proposed wells within
1/4 mile of the site and all large withdrawal wells (10,000 gpd+)
within 1.0 mile of the site.
(5)
The location of all existing and proposed on-lot septic
systems within 1/4 mile of the site.
(6)
The location of all streams, perennial and intermittent,
within 1/4 mile of the site.
(7)
A discussion of the aquifers underlying the site and
their long-term drought recharge capability based on accepted published
data or detailed site-specific investigations.
(8)
Based on the drought recharge capacity of the underlying
aquifer and the calculated daily groundwater withdrawals of the project,
a hydrologic budget shall be calculated for the site property itself
and for the area within 1/4 mile of the site.
(9)
Based on the results of the hydrologic budget, a determination
shall be made on whether or not the potential exists for adverse affects
on the hydrologic environment caused by the project.
(10)
The study shall include a brief statement of
the qualifications of the person(s) preparing the study.
G.
The following site-specific investigations shall be
required:
(1)
For each well that is constructed:
(a)
An accurate geologic log should be constructed
during the drilling of the well, giving a detailed description of
the type and thickness of rocks encountered. Additionally, the log
should contain information on the depth and thickness of all water-bearing
zones encountered and the yield from each zone. Yield from the well
must be measured using a quantitative method.
(b)
Samples shall be collected every 20 feet during
drilling, or at each change in rock type. Each sample shall be placed
in a nonbreakable container. The container, in a sturdy box, shall
be made available to the Borough.
(2)
A pumping test of not less than 48 hours' duration
shall be conducted at a rate of not less than 150% of the intended
long-term withdrawal from the well. The forty-eight-hour test shall
be conducted at a constant pumping rate that should not deviate greater
than +/- 5% during the test.
(3)
Monitoring wells.
(a)
In order to determine the impact of the project
well on existing wells, a representative sample of existing wells,
evenly spaced around the pumping well, shall be monitored for changes
in water level.
(b)
The number and location of monitoring wells
shall be subject to approval by the Borough Planning Commission. Sufficient
well monitoring shall be performed to allow for the construction of
hydrographs showing a continuous record of well levels before, during
and after the pumping test.
(4)
A means of accurately measuring the well discharge
shall be provided, subject to approval by the Borough.
(5)
Well discharge shall be directed away from the site
by a method suitable to the Borough and to a point suitable to the
Borough.
(6)
Records shall be compiled in typewritten form, to
include the following information:
(a)
Name of driller and personnel conducting test.
(b)
Description of test well, to include horizontal
and vertical dimensions, casing installed and grouting details.
(c)
List of formation samples.
(d)
Static water level immediately prior to yield
testing.
(e)
Hydrograph of depth to water surface during
test pumping and recovery period at the test well, showing corresponding
pump and discharge rate in gallons per minute and the time readings
were taken.
(f)
Log of depth to water surface at existing and
monitoring wells during test pumping period, showing the time readings
were taken.
(7)
A report shall accompany the test well data which
analyzes and interprets all of the data as to the impacts on the groundwater
supply and existing wells. Conclusions shall be drawn from the analysis.
(8)
The submission to the Borough shall include any and
all applications, reports, or supplemental information submitted to
the Pennsylvania Department of Environmental Protection and/or the
Delaware River Basin Commission.
When the National Wetlands Inventory (NWI) maps indicate wetlands on a site or when a site contains hydric soils (refer to § 290-6) or an area with a predominance of wetlands vegetation (refer to Appendix F[1]), an on-site investigation shall be conducted to determine
if wetlands are present on the site. A landowner or an applicant shall
use one of the following methods to delineate wetlands:
A.
Wetland boundaries shall be delineated through an
on-site assessment which shall be conducted by a professional soil
scientist or others of demonstrated qualifications. Such person shall
certify that the methods used correctly reflect currently accepted
technical concepts, including the presence of wetlands vegetation,
hydric soils and/or hydrologic indicators. A study shall be submitted
with sufficient detail to allow a thorough review by the Municipality.
The study must be approved by the governing body.
[1]
Editor's Note: Appendix F is included at the end of this chapter.
