Township of East Caln, PA Information Required for Subdivision and Land Development Plans

The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet or 50 feet to the inch.

Dimensions shall be in feet and decimals; bearings shall be in degrees, minutes and seconds. Lot line descriptions shall read in a clockwise direction.

The survey shall not have an error of closure greater than one foot in 10,000 feet.

The sheet size shall be no smaller than 18 by 22 inches and no larger than 30 x 42 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., Sheet 1 of 5).

Plans shall be legible in every detail.

Plans must be accurate in every detail. All plan requirements within this section must be accurately represented in reports, drawings, etc. Failure to provide accurate plans can result in disapproval of the application.

Location and identification.

The proposed project name or identifying title. The plan title must clearly state if it is a preliminary or final plan.

Name of the municipality or municipalities in which the project is located, including the location of any municipal boundaries if located within the vicinity of the tract.

The name and address of the owner of the tract (or his authorized agent), the developer/subdivider and the firm that prepared the plans.

The file or project number assigned by the firm that prepared the plan, the plan date and the date(s) of all plan revisions.

A north arrow, graphic scale and written scale.

The entire existing tract boundary with bearing and distances. (If it is the intention of the landowner to retain a single lot with a lot area in excess of 10 acres, the boundary of that lot may be identified as a deed-plotting and may be drawn at any legible scale; if the retained lot has a lot area of 10 or less acres, it must be described to the accuracy of the requirements of this chapter.) In the case of lot add-on plans, the boundary of the receiving tract shall also be identified as a deed-plotting and may be drawn at any legible scale.

The total acreage of the entire existing tract.

The location of existing lot line markers along the perimeter of the entire existing tract.

The district, lot size and/or density requirements of the Township Zoning Ordinance [Chapter 225].

(10)

A location map, drawn to scale, relating the subdivision or land development to at least two intersections of street centerlines, including the approximate distance to the intersection of centerlines of the nearest improved street intersection.

(11)

Source of title, deed, book, page, plan book (if applicable), tax map number and list of all deed restrictions presently in effect for the tract.

Existing features.

Existing contours shall be shown at a minimum vertical interval of one foot for land with average natural slope of 3% or less, two feet for land with average natural slope between 3% and 20% and at a minimum, vertical interval of five feet for more steeply sloping land. Contour interval may be adjusted based upon horizontal scale with concurrence of the Township Engineer. Contours shall be accompanied by the location of the bench mark and a notation indicating the datum used. Contours plotted by interpolation of the United States Geodetic Survey 7.5' mapping will not be accepted.

The names of all adjacent landowners, both adjoining and across existing rights-of-way along with the plan book record numbers of all previously recorded plans for adjacent properties.

The following items when located within 200 feet of the subject tract:

The location and name of existing rights-of-way and cartways for private or public streets, alleys and driveways.

The location of the following features and any related right-of-way: sanitary sewer mains, water supply mains, fire hydrants, buildings and stormwater collection, conveyance and management facilities.

The location of existing rights-of-way and easements for electric, gas and oil transmission lines and railroads.

Significant environmental or topographic features such as floodplains, wetlands, quarry sites, solid waste disposal areas, historic structures, cemetery or burial sites, archaeologic sites, highly erosive soils or wooded areas.

The following items when located within the subject tract:

The location, name and dimensions of existing rights-of-way and cartways for streets, alleys and driveways.

The location and size of the following features and related rights-of-way: sanitary sewer mains, water supply mains, fire hydrants, buildings and stormwater management facilities.

The location of existing rights-of-way for electric, gas and oil transmission lines and railroads.

The size, capacity and condition of the existing stormwater management system and any other facility that may be used to convey storm flows.

The location and size of existing on-lot sewage systems and wells.

Significant environmental or topographic features such as floodplains, quarry sites, solid waste disposal areas, historic structures, cemetery or burial sites, archaeologic sites, highly erosive soils or wooded areas.

The location of wetlands and subsequent data or information required by § 185-21 of this chapter.

The location of all floodplains as outlined by the Zoning Ordinance [Chapter 225].

All steep slopes areas, or areas subject to slope control, as outlined by the Zoning Ordinance [Chapter 225], must be shown on the plans in accordance with all Zoning Ordinance [Chapter 225] requirements. The plans shall also show all proposed disturbed areas, structures, impervious areas, etc. and provide all additional information required by the Zoning Ordinance [Chapter 225].

Plan information.

The layout of streets, alleys and sidewalks, including cartway and right-of-way widths.

The layout of lots with approximate dimensions.

Block and lot numbers in consecutive order (e.g., Block "A," Lots 1 through 10; Block "B," Lots 11 though 22).

The location and configuration of proposed buildings, parking compounds, streets, alleys, driveways, common open space, recreational areas and all other significant planned facilities.

Total number of lots, units of occupancy, density and proposed land use. If a multiple land use is proposed, the location of each land use shall be indicated.

Easements and rights-of-way.

Building setback line and building envelope.

Identification of buildings to be demolished.

Typical street cross section for each proposed public or private street and typical cross section for any existing street which will be improved as part of the application. Each cross section shall include the entire right-of-way width.

(10)

Street centerline profile for each proposed public or private street shown on the preliminary plan including corresponding centerline stationing.

(11)

The preliminary design of the proposed sanitary sewer mains and water supply mains and facilities. This information shall include the approximate size, vertical location and horizontal location.

(12)

The following stormwater management data and plans designed in accordance with § 185-39 of this chapter. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the base of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board shall make the final determination on the design criteria, methodology and form of presentation.

All calculations, assumptions, criteria and references used in the design of stormwater management facilities, the establishment of existing facilities capabilities, and the pre- and post-development discharges.

Plans and profiles of all proposed stormwater management facilities including vertical and horizontal alignment, size and type of material. This information shall be of the quality required for the construction of all facilities.

For all basins which hold two acre-feet or more of water and have an embankment that is 10 feet or more in height, soil structure and characteristics shall be provided. Plans and data shall be prepared by a registered professional engineer. These submissions shall provide design solutions for frost-heave potential, shrink-swell potential, soil bearing strength, water infiltration, soil settling characteristics, fill and backfilling procedures and soil treatment techniques as required to protect the improvements for adjacent structures.

The type, location, and extent of all temporary and permanent erosion and sedimentation control measures shall be shown on an erosion and sedimentation control plan that conforms to the requirements of the Soil Erosion and Sedimentation Control Manual of the Pennsylvania Department of Environmental Protection and which shall be submitted to the Chester County Conservation District for review.

Data concerning subsoil and rock foundation conditions and the physical properties of the materials entering into the construction of all BMPs.

Soil types as designated by the USDA SCS Soil Survey of Chester County.

Designation of limits of on-site watershed areas, including a map which shows the off-site watershed areas.

A note on the plan indicating any area that is not to be offered for dedication along with a statement that the Township is not responsible for maintenance of any area not dedicated to and accepted for public use, and that no alteration to swales or basins or placement of structures shall be permitted within easements.

(i)

A written hydraulic report and erosion and sedimentation narrative, which includes stormwater runoff calculations for both predevelopment and postdevelopment conditions for peak discharge and pollutant removal.

(j)

An erosion and sedimentation control plan narrative that conforms to the requirements of the Soil Erosion and Sedimentation Control Manual of the Pennsylvania Department of Environmental Protection and provides a description of all erosion and sedimentation control measures, temporary as well as permanent, including the staging of earthmoving activities, sufficient in detail to clearly indicate their function.

(k)

Description of an ownership and maintenance program, in a recordable form, that clearly sets forth the ownership and maintenance responsibilities for all temporary and permanent stormwater management facilities, including the following:

Description of the method and extent of the maintenance requirements.

When maintained by a private entity, identification of an individual, corporation, association or other entity responsible for ownership and maintenance.

[3]

When maintained by a private entity, a copy of the legally binding document which provides that the Township shall have the right to:

[a]

Inspect the facilities at any time.

[b]

Require the private entity to take corrective measures and assign the private entity reasonable time periods for any necessary action.

[c]

Authorize maintenance to be done and lien the cost of the work against the properties of the private entity responsible for maintenance.

[4]

Establishment of suitable easements for access to stormwater management facilities. This document shall be recorded in the Chester County Recorder of Deeds Office upon approval of the final plan.

(l)

For all proposed detention basins and retention basins, and temporary sedimentation basins, the documentation shall include a plotting or tabulations of storage volumes with corresponding water surface elevations and the outflow rates for those water surfaces.

(m)

For all proposed detention basins and retention basins, and temporary sediment basins, documentation shall set forth the design hydrology and the short-cut routing method or a method of equal caliber acceptable to the Township Engineer utilized to determine the function of the basin.

(13)

A statement on the plan indicating any zoning amendment, special exception, variance or conditional use approvals, if applicable.

(14)

A statement on the plan indicating any existing or proposed waivers granted by the Board.

(15)

Proposed street names.

(16)

A table indicating the existing zoning district, total tract area, required lot size, required setbacks, required maximum and/or minimum development density, maximum building height and number of lots in the proposed subdivision along with the proposals for each of these parameters.

(17)

Where the proposed subdivision or land development is located partially or wholly within an area prone to frequent flooding (either by impoundment or conveyance) as indicated by the flood insurance rate map profiles and supporting data, soil type or local historical record; the developer shall supply the location and elevation of all proposed roads, fills, utilities, buildings, stormwater management and erosion control facilities.

(18)

Location of all percolation test holes, deep probe holes and proposed well locations, if applicable.

(19)

Easements for the on-lot sewage replacement locations, if applicable.

(20)

Clear sight triangles and stopping sight distances for all intersections as described in § 185-33E of this chapter shall be shown on the plan.

(21)

The location of all deciduous trees larger than three inches in caliper and evergreen trees six feet or larger in height, and/or woodlands on the site and location of trees and/or woodland to be removed.

(22)

Where the preliminary plan covers only a part of an intended larger development, a sketch plan of the future development, in a form suitable to the execution of the feasibility report on sewer and water facilities for the unsubmitted part shall be furnished. The street system of the plan under consideration may be subject to review and the submitted part will be considered in light of adjustments and connections with future streets in the part not submitted.

(23)

In case of a preliminary plan calling for the installation of improvements beyond a five year period, a schedule delineating all proposed phases as well as deadlines within which applications for final plan approval of each phase are intended to be filed shall be provided. Each phase in any residential subdivision or land development, except for the last phase, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan.

Certificates, notifications and reports.

Certificates. The following certificates shall be provided on Sheet 1 of the submitted plans:

Certificate of review by the Township Planning Commission (see Appendix No. 9[2]).

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Certificate for approval by the Board (see Appendix No. 5).

Certificate, signature and seal of the surveyor registered in the Commonwealth of Pennsylvania to the effect that the survey is correct (see Appendix No. 2).

Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, to the effect that the plan is correct (see Appendix No. 1).

Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, indicating compliance with the stormwater management provisions of this chapter (see Appendix No. 3).

Notifications.

Where the tract described in the application includes any public utility, electric transmission line, gas pipeline or petroleum product transmission line located within the tract, the applicant or lessee of such right-of-way shall notify the owner of the right-of-way of his intentions. A note stating any conditions regarding the use of the land, minimum building setback or right-of-way lines shall be included on the plan. This requirement may also be satisfied by submitting a copy of the recorded agreement.

Where the land included in the subject application has an agricultural, woodland or other natural resource easement located within the tract, the application shall be accompanied by a letter from the party holding the easement stating any conditions on the use of the land. This requirement may also be satisfied by submitting a copy of the recorded easement.

Reports.

A hydrologic report as described by Subsection (D)(12) above and § 185-39 of this chapter.

Water and sewer feasibility report as described in § 185-19 of this chapter.

A traffic evaluation report as described in § 185-20 of this chapter.

A wetland report as described in § 185-21 of this chapter.

A Phase I Environmental Site Assessment report as described in § 185-22 of this chapter when determined to be necessary by the appropriate Township official(s) in order to protect and promote safety or health, including the minimization of problems as may presently exist or which may be foreseen in accordance with modern and evolving principles of site planning and development.

Copies of all decisions rendered by the Zoning Hearing Board or Board of Supervisors, as applicable, when the proposed use is permitted by special exception or conditional use or where a variance has been granted.

Filing fee. The preliminary plan shall be accompanied by a check or money order drawn to the order of the Township in an amount specified on the fee schedule adopted by the Board.

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 185-17 Final plans. [1]

Final subdivision and/or final land development plans shall be prepared by an engineer, surveyor or landscape architect licensed to practice m the Commonwealth of Pennsylvania. The final plan shall be accompanied by or prepared in accordance with the following:

Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in § 185-16A of this chapter. The plan shall be clearly and legibly drawn to a scale of 10 feet, 20 feet, 30 feet, 40 feet or 50 feet to the inch.

Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in § 185-16B of this chapter.

Existing features. The same standards shall be required for a final plan as specified for a preliminary plan in § 185-16C of this chapter.

Plan information.

Complete description of the centerline and right-of-way line for all new streets, whether public or private, and alleys. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc and chord.

Lot lines with accurate bearings and distances and lot areas for all parcels. Curve segments shall be comprised of arc, chord, bearings and distances. Along existing street rights-of-way the description may utilize the existing deed lines or street centerlines; along all proposed street rights-of-way, the description shall be prepared to the right-of-way lines.

Block and lot numbers in consecutive order (e.g., Block "A," Lots 1 through 10; Block "B" Lots 11 through 22).

The location and configuration of proposed buildings, parking compounds, streets, alleys, driveways, recreational areas and all other significant planned facilities shall be shown.

Total number of lots, units of occupancy, density and proposed land use. If a multiple land use is proposed, the location of each land use shall be indicated.

Easements and rights-of-way.

Building setback line and building envelope.

Identification of buildings to be demolished.

Typical street cross section for proposed public or private streets and alleys and a typical cross section for any existing street which will be improved as part of the application. Each cross section shall include the entire right-of-way width.

(10)

Final vertical and horizontal alignment for proposed public or private streets and alleys, sanitary sewer and water distribution systems. All street profiles shall show at least the existing (natural) profile along the centerline, proposed grade at the centerline and the length of all proposed vertical curves streets. All water distribution and sanitary sewer systems shall provide manhole locations and size and type of material. This information may be provided on separate sheets and is not subject to recording with the final plans.

(11)

Final street names.

(12)

Location and material of all permanent monuments and lot line markers, including a note that all monuments and lot markers are set or indicating when they will be set.

(13)

A detailed grading plan. The grading plan shall include finished grades and ground floor elevations. This information may be provided on separate sheets and is not subject to recording with the final plans.

(14)

Identification of any lands to be dedicated or reserved for public, semi-public or community use.

(15)

(16)

Where the proposed subdivision or land development is located partially or wholly within an area prone to frequent flooding (either by impoundment or conveyance) as indicated by the flood insurance rate map (profiles), soil type or local historical record; the applicant shall supply the location and elevation of all proposed roads, fills, utilities, buildings, stormwater management and erosion control facilities.

(17)

In the case of a plan which requires access to a highway under the jurisdiction of the Department of Transportation, the inclusion of the following plan note:

"A Highway Occupancy Permit is required pursuant to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State Highway Law,' before access to a State highway is permitted. Access to the State highway shall be as authorized by a Highway Occupancy Permit and the Board of Supervisors approval of this plan in no way implies that such a permit can be acquired."

(18)

A statement on the plan indicating the granting of zoning amendment, special exception or variance, if applicable, along with waivers or conditional use approvals granted by the Board.

(19)

Stormwater management data, plans and information outlined by § 185-16D(12).

(20)

Location of all percolation test holes, deep probe holes and proposed well locations, if applicable.

(21)

A complete landscape plan, prepared by a registered landscape architect, showing the location, size and type of all plant material required by provisions of the Zoning Ordinance [Chapter 225] or any other applicable Township regulations including, but not limited to, screening, buffer planting, parking landscaping, replacement trees and street trees. The landscape plan should be provided on separate sheets and must include all plans, narratives, notes, sketches, diagrams, etc. required by the Zoning Ordinance [Chapter 225]. The plan must contain the signature and seal of the person responsible for preparation of the plan.

(22)

Easements for the on-lot sewage replacement locations, if applicable.

(23)

Clear sight triangles and stopping sight distances for all intersections as described in § 185-33E of this chapter shall be shown on the plan.

(24)

(25)

A detailed schedule of inspections, as generally outlined by § 185-26 of this chapter, which is tailored for the site under consideration.

Certificates, notifications and reports.

Certificates. The following certificates shall be provided on Sheet 1 of the submitted plans:

Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, to the effect that the plan is correct (see Appendix No. 1[2]).

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Certificate, signature and seal of the surveyor registered in the Commonwealth of Pennsylvania to the effect that the survey is correct (see Appendix No. 2).

Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, indicating compliance with the provisions of the Township Stormwater Management Ordinance (see Appendix No. 3).

Certificate of review by the Planning Commission (see Appendix No. 9).

Certificate for approval by the Board of Supervisors (see Appendix No. 7).

A statement duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the landowner, certifying that the subdivision or land development shown on the plan is the act and the deed of the owner; that all those signing are all the owners of the property shown on the survey and plan; that they desire the same to be recorded as such and that all streets and other property identified as proposed public property are dedicated for public use. (See Appendix No. 4.) This must be dated following the last change or revision to said plan.

Certification of review by the County Planning Commission (see Appendix No. 10).

A certificate to accommodate the Recorder of Deeds information (see Appendix No. 11).

Notifications.

Notification from DEP that approval of the sewer facility plan revision (plan revision module for land development) or supplement has been granted or notice from DEP that such approval is not required.

Where the tract described in the subject application includes any public utility, electric transmission line, gas pipeline or petroleum product transmission line located within the tract, the applicant or lessee of such right-of-way shall notify the owner of the right-of-way of his intentions. A note stating any condition regarding the use of the land, minimum building setback or right-of-way lines shall be included on the plan. This requirement may also be satisfied by submitting a copy of the recorded agreement.

Notification from the Postmaster, of the postal district which the tract is located, stating that the proposed street names are acceptable.

A note placed on the plan indicating any area that is not to be offered for dedication, if applicable.

Written notice from the Township Engineer and the appropriate Authority Engineer that all proposed improvements have been designed to the standards of the Township and/or the Authority and that financial guarantees in a form suitable to the Board of Supervisors and the appropriate Authority have been received. (See Appendices No. 15 and 17[3] and Article V.) When the applicant posts financial guarantee in lieu of completion of the improvements, a detailed estimate of the cost of improvements shall be prepared and provided in accordance with provisions of Article V. The detailed estimate shall be accompanied by a completed Appendix No. 16. Appendix No. 16 shall serve as a summary of the detailed estimate and as verification of approval by the developer. When the applicant posts financial guarantee in lieu of completion of the improvements, the final plan shall be accompanied by a completed improvement guarantee agreement. General examples of these agreements are provided in Appendix No. 23.

[3]

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Such written notices of approval as required by this chapter, including written notices approving the water supply systems, sanitary sewage systems and stormwater runoff to adjacent properties.

The submission of a controlling agreement in accordance with § 185-33H when an application proposes to establish a street which is not offered for dedication to public use.

(i)

Notification from the appropriate State and Federal agencies that permits have been issued, or are not required, for any proposed activities within streams, wetlands or any other State or Federally regulated body of water. These permits include, but are not limited to, floodplain encroachment permits, dam safety permits, earth disturbance permits, stream encroachment permits and general permits. When the final plan is submitted in sections, the above notifications for all applicable activities on the entire site, shown on the approved preliminary plan shall be provided upon submittal of the first final phase of the project.

(j)

A Pennsylvania Department of Transportation Highway Occupancy Permit for any stormwater management facility proposed within the right-of-way of a State road.

(k)

Receipt of approvals or permits from the appropriate agency for the Erosion and Sedimentation Control Plan.

Reports.

A final hydrologic report as described by § 185-16D(12) and § 185-39 of this chapter.

A traffic evaluation report as described in § 185-20 of this chapter.

A wetland report as described in § 185-21 of this chapter.

Filing fee. The final plan shall be accompanied by a check or money order drawn to the order of the Township in an amount specified on the fee schedule adopted by the Board.

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 185-18 Lot add-on plans.

Lot add-on plans shall be prepared by a qualified person and shall include the following information:

Drafting standards. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in § 185-16A of this chapter.

Location and identification. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in § 185-16B of this chapter.

Existing features. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in § 185-16C of this chapter.

Plan information. The same standards shall be required for a lot add-on plan as specified for a final plan in § 185-17D of this chapter.

Certificates. The following certificates shall be provided on Sheet 1 of the submitted plans.

Certificate, signature and seal of a surveyor registered in the Commonwealth of Pennsylvania to the effect that the survey is correct (see Appendix 2[1]).

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Certificate for approval by the Board (see Appendix No. 8).

A statement, duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the landowner, to the effect that the subdivision or land development shown on the plan is the act and the deed of the owner, that all those signing are all the owners of the property shown on the survey and plan and that they desire the same to be recorded as such (see Appendix No. 4).

Certification of review by the County Planning Commission (see Appendix No. 10).

A certificate to accommodate the Recorder of Deeds information (see Appendix No. 11).

Filing fee. The plan shall also be accompanied by a check or money order drawn to the Township in an amount specified on the fee schedule adopted by the Board (see Appendix 23[2]).

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

§ 185-19 Feasibility report on sewer and water facilities. [1]

The applicant shall submit a feasibility report for all proposed subdivision and land development plans, in triplicate, concerning the availability of a public sewer and public water system in or near the proposed subdivision or land development. Said report shall be prepared by a registered professional engineer.

The feasibility report shall examine possible connection to the existing public sewer systems and public water systems. Information included in the report shall be as follows:

Sewer.

Information shall be shown depicting possible connections to the existing public sewer system within 3,000 feet of the proposed subdivision or land development and a determination of whether the site is in an existing or planned sewer service area.

If there are no connections available within 3,000 feet of the proposed subdivision or land development the distance from the project to the nearest point in the public sewer system shall be shown.

Certification from the public sewer utility provider that capacity exists to accommodate the needs of the proposed subdivision or land development if connection to the public sewer system is proposed.

Water.

Information shall be shown depicting possible connections to the existing public water system within 3,000 feet of the proposed subdivision or land development and a determination of whether the site is in an existing or planned water service area.

If there are no connection points available within 3,000 feet of the proposed subdivision or land development, the distance from the project to the nearest point in the public water system shall be shown.

An analysis of the capacity of that public water system to supply the water needs of the subdivision or land development. The capacity of such public water system will be deemed adequate only if it is determined to be able to supply 350 gallons per dwelling unit per day.

Certification from the public water system provider that capacity exists to accommodate the needs of the proposed subdivision or land development.

As a part of the feasibility study, the applicant shall state the type of sewage disposal desired for each of the proposed lots. If other than connection to a public sewer system or the installation of a conventional on-site sewage disposal system is intended on any of the lots, that fact shall be indicated on the plan itself. The Board will permit on-lot sewage disposal systems only when approved by the County Health Department and/or DEP.

If connection to an existing public water system is proposed, the subdivider or developer stall submit an agreement committing the public water system to provide such water as will be utilized by the subdivision or land development for such period of time and under such terms and conditions as the public water system provides water service elsewhere in its service area.

If the water supply system proposed involves the utilization of water obtained from the tract being subdivided or developed (irrespective of whether that water is being distributed as a part of a community water supply system), that water supply source may be utilized only if approved by the County Health Department and/or DEP.

If community sewer and/or water systems are proposed, these systems shall be in compliance with the regulations of DEP and/or the County Health Department.

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 185-20 Traffic evaluation study.

[Amended 11-15-2006 by Ord. No. 2006-04]

All nonresidential subdivisions and all nonresidential developments (with the exception of agricultural development) shall provide studies and reports in accordance with the requirements of this section if: 1) the access is expected to have an adjacent average daily trips (ADT) of 1,000 or more vehicles; 2) during any one-hour time period, the development is expected to generate a total of 100 or more new vehicle trips; or 3) in the opinion of the township, the development is expected to have a significant impact on highway safety or traffic flow even though it does not meet either 1) or 2) above. All residential developments or subdivisions containing 15 or more dwelling units or residential lots shall provide studies and reports in accordance with the requirements of this section. All applicants with developments which do not meet the above-stated criteria shall submit the information required in Subsection B(4) below.

The applicant is responsible for assessing the traffic impacts associated with a proposed development which meets any condition set forth above. The Township will review the applicants assessment and supply available data upon request to aid the applicant in preparing the study. The applicant shall be responsible for all data collection efforts required in preparing a traffic impact study including peak period turning movement counts. In addition, the applicant is responsible for ensuring that any submitted development plans meet the minimum State and local standards for geometric design. The study shall be conducted only by a professional engineer that has verifiable experience in traffic engineering. Upon submission of a draft study, the Township may review the data sources, methods and findings and provide comments in written form. The applicant will then have the opportunity to incorporate necessary revisions prior to submitting a final study.

Traffic impact study contents. A traffic impact study prepared for a specific site development proposal shall follow the basic format shown below. Additions or modifications should be made for a specific site, when appropriate. This basic format allows for a comprehensive understanding of the existing site, future conditions without the proposed use and the impacts associated with the proposed development plan. Following is a brief narrative for each section of a traffic impact study.

Introduction. This section identifies the land use and transportation setting for the site and its surrounding area.

Site and study area boundaries. A description of the size of the land parcel, terrain features, all legal right-of-ways lines of the highways that are located within and adjacent to the site and the location within the Township shall be included in this section. The limits of the site study area shall be based on sound traffic engineering criteria and an understanding of existing and proposed traffic conditions at the site.

Site description. This section should contain a brief narrative which describes the proposed development in terms of its function, size and near and long term growth potential. This description should be supplemented by a sketch which clearly shows the proposed development within the site boundaries, its internal traffic circulation pattern and the location and orientation of its proposed access points.

Existing and proposed site uses. The existing and proposed uses of the site should be identified in terms of the various zoning categories in the jurisdiction. In addition, identify the specific use on which the request is made since a number of uses may be permitted under the existing ordinances.

Existing and proposed nearby uses. Include a complete description of the existing land uses in the vicinity of the site as well as their current zoning. The applicant should also state the proposed uses for adjacent land, if known. This latter item is especially important where large tracts of underdeveloped land are in the vicinity of the site and within the prescribed study area.

Existing and proposed roadways and intersections. Within the study area, describe existing roadways and intersections (geometrics and traffic signal control) as well as improvements contemplated by government agencies.

Analysis of existing conditions. This section describes the results of the volume/capacity analysis to be completed for the roadways and intersections in the vicinity of the site under existing conditions as well as any data collection efforts that are required.

Daily and peak hour(s) traffic volumes. Provide schematic diagrams depicting daily and peak hour(s) traffic volumes for roadways within the study area. Turning movement and mainline volumes are to be presented for the three peak hour conditions (AM, PM and site generated) while only mainline volumes are required to reflect daily traffic volumes. Include the source and/or method of computation for all traffic volumes.

Volume/capacity analyses at critical points. Utilizing techniques described in the Highway Capacity Manual or derivative nomographs, include an assessment of the relative balance between roadway volumes and capacity. Perform the analysis for existing conditions (roadway geometry and traffic signal control) for the appropriate peak hours.

Level of service at critical points. Based on the results obtained in the previous section, levels of service (A through F) are to be computed and presented. This section should also include a description of typical operating conditions at each level of service.

Analysis of future conditions without development. This section describes the anticipated traffic volumes in the future and the ability of the roadway network to accommodate this traffic without the proposed zoning or subdivision request. The future year(s) for which projections are made will be specified by the Township and will be dependent on the timing of the proposed development.

Daily and peak hour(s) traffic volume. Clearly indicate the method and assumptions used to forecast future traffic volumes in order that the Township can duplicate these calculations. The schematic diagrams depicting future traffic volumes will be similar to those described in Subsection B(2)(a) above in terms of locations and times (daily and peak hours).

Volume/capacity analyses at critical locations. Describe the ability of the existing roadway system to accommodate future traffic (without site development). If roadway improvements or modifications are committed for implementation, present the volume/capacity analysis for these conditions.

Levels of service at critical points. Based on the results obtained in the previous section, determine levels of service (A through F).

Trip generation. Identify the amount of traffic generated by the site for daily and the three peak conditions. Trip generation shall be based on published trip rates in the latest revision of "Trip Generation," Institute of Transportation Engineers.

Trip distribution. Identify the direction of approach for site generated traffic for the appropriate time periods. As with all technical analysis steps, the basic method and assumptions used in this work must be clearly stated in order that the Township can replicate these results.

Traffic assignment. Describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes should then be combined with anticipated traffic volumes from Subsection B(3) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.

Analysis of future conditions with development. This section describes the adequacy of the roadway system to accommodate future traffic with development of the site.

Daily and peak hour(s) traffic volumes. Provide mainline and turning movement volumes for the highway network in the study area as well as driveways and internal circulation roadways for the appropriate time periods.

Volume/capacity analyses at critical points. Perform a volume/capacity analysis for the appropriate peak hours for future conditions with the site developed as proposed, similar to Subsection B(2)(b) and (3)(b) above.

Levels of service at critical points. As a result of the volume/capacity analysis, compute and describe the level of service on the study area roadway system.

Final design must address both traffic flow and traffic safety considerations to provide safe operational characteristics.

Recommended improvements. In the event that the analysis indicates unsatisfactory levels of service will occur on study area roadways, a description of proposed improvements to remedy deficiencies should be included in this section. These proposals would not include committed projects by the State and local jurisdictions which were described in Subsection B(1) and reflected in the analysis contained in Subsection B(2) and (3).

Proposed recommended improvements. Describe the location, nature and extent of proposed improvements to assure sufficient roadway capacity. Accompanying this list of improvements are preliminary cost estimates, sources of funding, timing, and likelihood of implementation.

Volume/capacity analyses at critical points. Another iteration of the volume/capacity analysis will be described which demonstrates the anticipated results of making these improvements.

Levels of service at critical points. As a result of the revised volume/capacity analysis presented in the previous section, present levels of service for the highway system with improvements.

Conclusion. The last section of the report should be a clear concise description of the study findings. This concluding section should serve as an executive summary.

Contribution in lieu of preparation of studies. If an applicant believes that the preparation of traffic study and report required herein is not warranted, he may request the Board to waive the preparation of such study.

The applicant for approval of any commercial, industrial or institutional subdivision or land development shall provide the Township with a certification of the usable building floor area to be constructed for the purpose of determining the contribution in lieu of preparation of studies.

The contribution in lieu of preparation of studies provided for herein shall be in addition to all charges imposed by any Authority for tapping and connection fees and shall be in addition to all other review, inspection and other fees or charges imposed by the Township and/or any Authority and all sums otherwise agreed to be paid by the applicant.

The applicant shall enter into an agreement with the Township setting forth the contribution in lieu of preparation of studies to be paid and the studies to be waived by the Township. All such agreements shall be in a form satisfactory to the Township Solicitor.

All contributions in lieu of preparations of fees shall be paid prior to approval of the final plan by the Township Supervisors.

All developments receiving a waiver of preparation of a traffic evaluation study in accordance with this section shall provide, as a minimum, the information required in Subsection B(4).

§ 185-21 Wetlands study. [1]

The applicant shall submit a wetland study in duplicate with the submittal of all subdivision and land development plans. The purpose of the study shall be to determine the presence and extent of wetlands on the site.

The study shall be performed by a qualified wetland scientist. Qualified individuals should possess a minimum of a bachelor's degree in biology, botany, zoology, ecology or environmental sciences. In general, other professionals, such as engineers, landscape architects, surveyors, planners and geologist are not considered fully qualified to perform wetland delineations, unless they possess special ecological training and experience beyond their discipline. The Township reserves the right, in as much as no recognized certification program exists for wetland scientists, to determine the qualification of those preparing wetland delineations. Should a State or Federal wetland scientist certification program be established, the Township will consider only those certified individuals qualified to perform delineations.

Requirements for wetland studies.

Delineations should follow the procedures outlined in the 1989 Federal Manual for Identifying and Delineating Jurisdictional Wetlands and any subsequent amendments.

Delineations shall be supported by reports. The report shall contain the following sections:

Introduction. Description of the physical features of the site, its location and the proposed plans for the site.

Methods. Description of the methods used for the survey, with particular emphasis on any deviation from the outlined Federal method. Relevant information includes the date of the field studies, the number of transacts and plots used, the size of vegetation quadrants employed, the size of soil pits used, taxonomic references used and the disposition of any voucher specimens.

Results and discussion. Description of the findings of the study. Soils, vegetation and hydrology for wetland and upland areas of the site should be discussed. Any problem areas should be thoroughly treated.

Conclusions. The extent of wetlands on the site should be discussed. The impact of the proposed project on these wetlands should also be considered.

Included in the report as appendices or tables should be:

Site location map (USGS 7.5 foot quadrangle will suffice).

NWI map.

Soil survey map with soil descriptions.

Data sheets for each plot.

Wetland boundary map. Wetland boundaries shall be surveyed by a registered professional surveyor and shown on a plan of appropriate scale. The limits of the wetland study shall be clearly shown. The plan shall also show the location of all plots and/or transacts used in the study, the date of the delineation, a statement of the method used for the study, the name of the consulting firm which performed the delineation, the name of the surveyor and a disclaimer statement indicating no wetland boundary is considered jurisdictional until approved by DEP and COE.

Color photos of wetlands areas on the site, with locations and directions of view keyed to the wetland boundary map.

Resumes of the wetland scientist(s) who performed the delineation.

For sites on which no wetlands occur, an abbreviated report may be submitted. The abbreviated report should contain the introductory material, the methods section and a discussion of the result of the study. Site location, NWI and soil maps should also be provided.

All subdivision plans shall contain notes for future lot owners. The wetland boundary on each lot will be clearly marked. Each lot which contains wetlands, or to which access may be restricted by wetlands, shall have a note which states State and Federal laws require permits for all activities which result in a deposition of fill into delineated wetlands. The note shall also state that refusal of such a permit may restrict some uses of all or portions of the lot.

Compensatory mitigation projects required as part of State or Federal permits shall be shown on the subdivision plans. Future lot owners whose property encompasses all or part of a mitigation area shall be notified that the portion of their property which includes the mitigation area may not be altered and is considered a jurisdictional wetland by the State and Federal governments. Lot owners may be responsible for maintenance of mitigation areas. In order to help ensure the long-term viability of wetland mitigation efforts, the Township discourages multiple ownership of mitigation areas. Ownership by one individual or a homeowners association is encouraged. Owners of the wetland mitigation areas must be clearly identified to the Township.

The Township reserves the right to reject any submitted wetland delineations. Should the Township feel the actual wetland area differs from that shown on the subdivision plan, the Township has the right to secure, at the developer's expense, qualified personnel to check the delineation and redraw the boundary as necessary. Should the developer subsequently disagree with the Townships delineation, a jurisdictional delineation by DEP and COE will be requested. Any charges for the jurisdictional delineation will be the responsibility of the developer.

Where the study shows the existence of wetland areas, the delineated boundary shall be properly fenced off to prevent encroachment. Snow fence or other acceptable material shall be used (the use of silt fence is not acceptable). The fence shall be properly installed, at a minimum distance of five feet outside the delineated boundary, prior to any construction or issuance of building permits. The fence must be properly maintained until all occupancy permits have been issued and/or for the extent of all construction.

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 185-22 Phase I Environmental Site Assessment (PESA).

When required, the applicant shall submit a PESA in duplicate with the submittal of the subdivision and land development applications. The purpose of the PESA shall be to identify current and historical items associated with the property which may constitute a threat to the environment. The assessment must include, but need not be limited to:

A detailed site visit conducted by personnel with proper OSHA health and safety training, including site reconnaissance, interview with knowledgeable sources and an investigation of surrounding properties, in order to identify the following:

Storage, utilization of agricultural herbicides/pesticides or waste at the site or surrounding properties.

Presence of underground or above ground storage tanks or other containers for fuel or agricultural chemical storage.

The possible location and orientation of any underground petroleum pipelines which may come into contact with the site.

A deeds of record search and review of East Caln Township records in order to identify previous land owners and site operations that could adversely affect the property. Historical aerial photographs must be procured and reviewed in order to identify past on-site or off-site indicators of environmental impacts (e.g., lagoons, trash site, etc.). The review of tax records and maps in order to identify owners and respective land uses of surrounding properties.