[Ord. 2013-11, 9/9/2013]
1.
The following information shall be included in any ERSAP filed in support of an application for major subdivision or land development approval. Applicants for lot line adjustment or lot merger are not required to submit an ERSAP. Applicants for minor subdivision or land development approval shall submit the following information to the extent available from existing published information. Much of the required information is available from data collected for the Lower Mount Bethel Township Comprehensive Plan (2007), or as may be acceptable to the Township, from available sources such as Google Maps. The drafting standards set forth in § 22-402, Subsection 1A for preliminary plan submission shall be employed in drafting of the ERSAP.
[Amended by Ord. No. 2021-01, 5/3/2021]
A.
Site boundaries.
B.
Existing resources inventory. A comprehensive analysis of existing
conditions on the proposed development site and areas within 200 feet
of the site boundaries, showing:
(1)
Soils. Soils types, based on maps contained in the Natural Resource
and Conservation Services Soil Survey of Northampton County, Pennsylvania,
U.S. Department of Agriculture, as last revised at the date of the
application. The soil classifications and boundary lines of all soils
shall be shown. In addition, any alluvial soils, hydric soils, soils
with hydric inclusions, or Class I, II, or III agricultural soils
shall be graphically indicated. Soil descriptions for all soil types
shall be provided and may be in the form of plan notes.
(2)
Topography. Contour lines measured at vertical intervals of
two feet, determined by aerial photogrammetry or on-site survey.
(4)
Ridge lines and watershed boundaries.
(5)
Floodplain areas, using the most recently available FEMA maps.
When no FEMA mapping has been prepared, a determination of the floodplain
for any stream with a drainage area of 100 acres or more shall be
made by the applicant.
(6)
Riparian buffers, as defined by the Lower Mount Bethel Township
Comprehensive Plan, shall be indicated.
(7)
Geologic formations on the property, including rock outcroppings
covering 25 square feet or more, cliffs, escarpments, sinkholes, closed
depressions, disappearing streams, ghost lakes, surface pinnacles,
fracture traces, fissures, lineaments and fault lines, based on available
published information or more detailed site data obtained by the applicant.
(8)
Woodlands and tree masses shall be indicated. Trees over 12
inches in diameter at breast height shall be indicated.
(9)
Streams, watercourses, waters of the Commonwealth, waters of
the United States, lakes, ponds, and all natural drainage areas with
an explanation of how site drainage works. Boundaries between drainage
areas shall be indicated along with the names of any named stream,
watercourse, lake, pond, etc., to which drainage flows.
(10)
Applicable stream classifications made by PADEP or Pennsylvania
Fish and Boat Commission shall be indicated.
(11)
Wetlands. All wetland boundaries shall be indicated at the time
of submission of the ERSAP where accompanying preliminary or final
plan submission. Wetland boundaries within the tract shall be determined
from on-site delineation in accordance with the 1987 U.S. Army Corps
of Engineers Wetlands Delineation Manual. All wetlands shall be classified
as one of the following: exceptional value, important, or limited
value, or other classification as may be enacted by applicable governmental
authority from time to time. Wetlands delineation and classification
shall be conducted by licensed professional(s) acceptable to the Township,
and shall be plotted from actual field survey. Where the ERSAP is
submitted at any voluntary plan submission stage, including sketch
plan submission, formal wetland(s) delineation(s) shall not be required
but wetlands identified in the National Wetlands Survey shall be delineated,
as shall hydric soils and soils with hydric inclusions, based on the
Soil Survey of Northampton County.
(a)
If any wetland disturbance is proposed, a detailed Wetland Delineation
Report shall be provided.
(b)
The wetland delineation must have been completed within one
year of the submission of the preliminary plan and shall be deemed
valid for five years from the date of the initial submission.
(c)
The Township may undertake its own wetland delineation at the
applicant's expense if any of the following site-specific criteria
are applicable:
1)
It is recommended by the Township Engineer due to uncertainties
raised by the applicant's delineation.
2)
Conflicts exist between the applicant's delineation and wetlands
information obtained from other sources including surrounding subdivisions.
3)
Greater than one acre of wetlands exists on site.
4)
Wetlands on site are associated with a wetland system of 10
or more contiguous acres.
(d)
In the event the applicant's and the Township's delineations
are conflicting, the delineation which will result in the preservation
of the larger area of wetlands shall govern.
(13)
Areas of known environmental impact (e.g., failed septic, leaking
underground storage tank, polluted stream flow and/or stormwater runoff,
eroded stream embankments) shall be indicated. Applicant shall provide
the results of a desktop search of environmental impacts.
(14)
Existing land uses shall be indicated, including any areas where
sludge (biosolids) has been applied.
(15)
A description of the types and diversity of biological resources
present on the property shall be included:
(a)
Any Pennsylvania Natural Diversity Inventory Sites shall be
indicated;
(b)
Any other known rare, threatened, and/or endangered species,
including both plants and animals, shall be indicated;
(c)
Habitats, including habitats that are, or may be, identified
as unique to the Township or in need of special protection or consideration.
(16)
Historic resources, including, but not limited to, those included
in the Northampton County Historic Resources Survey, or indicated
as historic by the Pennsylvania Historical and Museum Commission or
local information sources.
(17)
All recorded easements and deed restrictions.
(18)
Existing buildings, structures, and roads.
(19)
Photographs of the site, including views from all abutting public
roads and a plan demonstrating the location at which the photographs
were taken and the direction the photographer was facing for each
photograph. The dates of the photographs shall also be indicated.
(20)
Orientation of site to sun for use of solar resources.
(21)
Any pedestrian or equestrian trails commonly used on the property.
(22)
A viewshed analysis which shall indicate via mapping and narrative,
as appropriate, the geographical extent and character of views as
follows:
(23)
Aerial photograph of the site: most recent available.
[Ord. 2013-11, 9/9/2013]
1.
A sketch plan shall consist of and be prepared in accordance with
the following standards, except that an applicant for a lot line adjustment
or lot merger may submit a simple one-page drawing (letter, legal,
or ledger size) of the intended lot line adjustment or lot merger:
[Amended by Ord. No. 2021-01, 5/3/2021]
A.
Drafting standards. Except where otherwise provided herein, to the extent practicable at the time of sketch plan submission, the drafting standards set forth in § 22-402, Subsection 1A, for preliminary plan submission should be employed.
B.
Required contents of sketch plan.
(1)
Name and address of the legal, record owner, the equitable owner,
and/or the applicant.
(2)
Tax parcel number(s) from current Northampton County Tax Assessor's
records.
(3)
Name and address of the professional engineer, surveyor, planner,
architect, landscape architect, or site designer responsible for preparing
the plan.
(4)
Graphic scale (not greater than one inch equals 100 feet) and
true North arrow. Precise scale and dimensions are not required at
the time of sketch plan submission; however, the subject plan shall
clearly be titled "Sketch Plan."
(5)
Approximate tract boundaries and tract size.
(6)
A location map and North arrow for the purpose of locating the
site to be subdivided or developed, at a scale of not less than 800
feet to the inch, showing the relation of the tract to adjoining property
and to all roads and municipal boundaries existing within 1,000 feet
of any part of the property proposed to be subdivided or developed.
(7)
Applicable zoning district(s), including any overlays.
(8)
Locations and names of existing and proposed roads on, adjacent
to, or within 100 feet of the subject tract.
(9)
A brief narrative description of the subdivision or land development
proposal.
(10)
Topographic, physical, and cultural features in the ERSAP as provided in § 22-400. Where aerial photogrammetry or on-site topographic survey has not been completed at the time of sketch plan submission, USGS topographic information may be utilized. Minor subdivision or land development applications not required to submit an ERSAP may use generalized information to identify relevant site features consistent with those required in the ERSAP.
(11)
Schematic layout indicating a general concept for land conservation
and development including lot lines, if any, proposed locations of
buildings and other major structures, parking areas, roads and other
vehicular and pedestrian accessways, necessary utilities and proposed
stormwater management locations, including best management practices,
roadscape, landscape, and recreational improvements, and any other
improvements.
[Ord. 2013-11, 9/9/2013]
1.
A preliminary plan shall consist of and be prepared in accordance
with the following minimum standards:
A.
Drafting Standards.
(1)
The plan shall be drawn on a scale equal to or larger than one
inch equals 50 feet.
(2)
Dimensions shall be set in feet, bearing in degrees, minutes,
and seconds, with errors of closure not to exceed one part per 10,000.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
The plan shall bear an adequate legend to indicate clearly which
features are existing and which are proposed.
(5)
The original drawing, and all submitted prints thereof, shall
be made on sheets no larger than 30 inches by 42 inches and no smaller
than 24 inches by 36 inches.
(6)
If the preliminary plan requires more than one sheet, a master
sheet at a scale not smaller than one inch equals 200 feet showing
the location of each section shall accompany the plan.
(7)
If more than one scale is used in the plan, a key must be provided
that indicates the difference in scale.
(8)
Each sheet shall include the title of the sheet, such as record
plan or detail plan.
B.
Required Contents of Preliminary Plan and Supplementary Documentation.
(1)
A location map and North arrow for the purpose of locating the
site to be subdivided or developed, at a scale of not less than 800
feet to the inch, showing the relation of the tract to adjoining property
and to all roads and municipal boundaries existing within 1,000 feet
of any part of the property proposed to be subdivided or developed.
(2)
A sheet or series of plan sheets prepared in accordance with
the drafting standards set forth above, with accompanying narrative
as needed, showing the following:
(a)
Proposed subdivision or land development name or other identifying
title.
(b)
Name, address and telephone number of the applicant and the
owner of record and of his authorized agent, if any.
(c)
Name, address and telephone number of the registered engineer
or surveyor responsible for the plan. If a registered engineer, architect
or landscape architect collaborated in the preparation of the plan,
his name, address, and seal also shall appear.
(d)
Zoning information, including applicable district, lot size
and yard requirements, proof of any variance, special exception or
conditional use approval which may have been granted, and any zoning
boundaries that traverse or are within 100 feet of the tract.
(e)
All waivers or modifications being requested by the applicant
shall be clearly stated on the first sheet of the preliminary plan
submission, and also be filed simultaneously in letter form to the
Township with a narrative justification of the waiver or modification
sought by the applicant.
(f)
Original date of preparation, revision dates with concise descriptions
of significant revisions, North point, and scale, both written and
graphic.
(g)
Total lot or tract boundaries and all existing rights-of-way
within and adjacent to the tract, showing bearings and distances prepared
by a registered professional land surveyor.
(h)
Total area of the subject lot or tract to the nearest square
foot.
(i)
The applicable front, side, and rear setbacks shall be shown
on each lot, including any applicable required setbacks from pipeline
rights-of-way or other utilities.
(j)
The names of all current owners of all adjacent lands, the names
of all proposed and existing adjacent subdivisions, and the locations
and dimensions of any roads or right-of-way easements.
(k)
The locations and dimensions of all existing roads, railroads,
sewers and sewage systems, water mains and feeder lines, fire hydrants,
gas, electric, and oil transmission lines, watercourses, sources of
water supply, easements, and other significant features within the
property, and all driveways, intersections and utilities within 100
feet of any part of the subject lot or tract.
(l)
A horizontal plan showing layout of proposed improvements, including
stations corresponding to those shown on the profiles, horizontal
curves, location and size of inlets and manholes, horizontal location
of proposed utilities, and existing contours.
(m)
A profile plan indicating the final grades of roads, water lines,
sanitary sewers and storm sewers, as applicable, and the extent of
cut-and-fill operations.
1)
The profile plan shall show the vertical section of the existing
grade and proposed grade along the center line of the proposed road.
Where storm drainage and/or sanitary sewer lines are to be installed,
they shall also be indicated on the profile plan.
2)
The horizontal scale of the profile plan shall be not less than
one inch equals 50 feet and the vertical scale shall be not less than
one inch equals five feet.
3)
The locations of all traverse storm sewer, sanitary sewer, public
water, gas line, and other proposed or existing utilities crossing
the area of the subject profile plan shall be indicated in profile.
(n)
Typical cross-section(s) of proposed road construction indicating
the following:
1)
Right-of-way width and the location and width of paving within
the right-of-way;
2)
Type, thickness and crown of paving, including material specifications;
3)
The location, width, type, thickness and material specifications
of curbs and sidewalks to be installed, if any;
4)
Shoulders, roadside swales, pedestrian walkways and trails,
and bike lanes where applicable;
5)
Typical location, size and depth of any underground utilities
that are to be installed in the right-of-way where such information
is available.
(o)
Topographic, physical, and cultural features as required in an ERSAP, prepared in accordance with § 22-400 hereof. Separate submission of an ERSAP is not required at the time of preliminary plan application filing if an ERSAP that complies with this chapter's requirements has been previously provided to the Township.
(p)
Location and elevation of the datum to which contour elevations
refer; datum used shall be the North American Vertical Datum of 1988,
as amended.
(q)
Any proposed improvements or land disturbances requiring a permit
from the U.S. Army Corps of Engineers, the PADEP, the Northampton
County Conservation District, the Delaware River Basin Commission,
the Pennsylvania Fish and Boat Commission, or any other governmental
agency having jurisdiction shall be so indicated and a copy of all
relevant applications, submissions, resubmissions, review letters,
responses, correspondences, etc., between the applicant and the governmental
agency shall be submitted to the Township either concurrently with
the submission thereof to a governmental agency or copies thereof
sent to the Township within five business days of receipt from a governmental
agency.
(r)
In any case where individual on-lot sewage disposal systems
are proposed, percolation test holes and deep probe test pits shall
be excavated and the exact locations of the successful and failed
percolation and deep holes for the primary and replacement disposal
areas shall be shown. Minimum horizontal isolation distances shall
be maintained for the sewage disposal system as required by Pennsylvania
Code, Title 25, Environmental Resources, Chapter 73, Standards for
Sewage Disposal Facilities (or any successor provision enacted in
the future), and shall be indicated on the plan.
(s)
In any case where community or central sewage disposal systems
are proposed, the locations of and specifications for all sewage collection
and disposal facilities shall be indicated and copies of any application
for approval, and any approval from PADEP shall be submitted to the
Township. In addition, a business plan shall be submitted to the Township
detailing the long-term operation of any such system, pursuant to
the requirements set forth in Part 5.
(t)
Where a community well is proposed, the proposed location of
the well shall be indicated on the plan. In addition, a business plan
shall be submitted to the Township detailing the long-term operation
of any community well, pursuant to the requirements set forth in Part
5.
(u)
The locations and widths of any roads or other public ways or
places as shown upon an adopted local or county plan for the area
to be subdivided or developed.
(v)
Locations of all existing structures on the tract and distance
thereof from all adjacent existing and proposed lot lines.
(w)
A boundary survey and certification as to the accuracy of the
survey shall be provided for all subdivisions and/or developments,
except those which divide farms into two or more parcels for continued
agricultural use.
(x)
All notations on the plan must be readable. Illegible notations
will be considered incomplete data on the plan.
(3)
All preliminary plan applications shall show compliance with the four-step design process in accordance with § 22-301, Subsection 1D, of this chapter.
(4)
A master plan of the proposed subdivision or land development
with a scale not smaller than one inch equals 200 feet and otherwise
prepared in accordance with the drafting standards set forth above,
including, at a minimum, the following:
(a)
Location and width of all roads and rights-of-way with a statement
of any conditions governing their use, including distance to the nearest
intersection; proposed dedicated rights-of-way and reserved ultimate
rights-of-way; road names and state or municipal road numbers.
(b)
Existing and proposed road and utility easement locations with
dimensions.
(c)
All proposed lot lines with dimensions and lot areas, both gross
and net, indicating those limitations excluded in any lot area definition
where applicable; impervious coverage calculations.
(d)
Building setback lines along each road, minimum side and rear
yard limits.
(e)
A statement of the intended use of all nonresidential lots and
parcels.
(f)
Lot numbers, and a statement of the total number of lots and
parcels; addresses of each lot as assigned by the Township.
(g)
Locations of all stormwater management facilities, including
but not limited to storm sewers, groundwater recharge areas, bioretention
areas, and other drainage improvement measures. Specific design of
such facilities shall be demonstrated in the required stormwater management
plan.
(h)
Locations of all existing and proposed sanitary sewers and any
other sewage conveyance, treatment or disposal facilities.
(i)
Locations of all water supply facilities.
(j)
Location of existing and/or proposed sidewalks, paths and trails
throughout the property and on neighboring property within 200 feet.
(k)
Proposed parks, playgrounds, and other open space areas to be
dedicated or reserved for public use with any conditions governing
such use, ownership or maintenance.
(l)
Any other required improvements.
(m)
The Pennsylvania One-Call Number and a table showing all affected
utilities.
(5)
The preliminary plan shall be accompanied by the following supplementary
documentation:
(e)
If the preliminary plan or land development application includes
any feature subject to conditional use, special exception, or variance
approval, then the applicant's supplementary documentation shall contain
copy(ies) of any applicable order of approval for such conditional
use, special exception, or variance and all plans approved as part
of the order.
(f)
If the proposed subdivision or land development will utilize groundwater as the source of potable water, a hydrologic study prepared pursuant to § 22-408 shall accompany the preliminary plan submission.
(m)
If the preliminary plan or land development involves land that
is subject to a prior subdivision and/or land development, the applicant
shall submit copies of all prior permits and approvals relating to
the prior subdivision and/or land development, including but not limited
to waivers granted, conditions imposed on the prior approval, PennDOT
Highway Occupancy Permits, etc.
(n)
If a homeowners' association or similar entity is to be established
to maintain any improvements depicted on the subdivision or land development
plan, the association documents (the declaration, public offering
statement, etc.) shall be provided to the Township Solicitor for review
prior to preliminary plan approval. The formation documents must clearly
describe the maintenance, operation and funding mechanism relative
to the perpetual operation and maintenance of improvements.
(o)
A full title search for all parcels which are part of the subdivision
and/or land development, including copies of all excepted documents
for each parcel.
(p)
Any other documents or information which the Township may require
in order to clarify the submittal and carry out the intention of this
chapter.
[Ord. 2013-11, 9/9/2013]
1.
Final plans shall conform with approved preliminary plans, where applicable, including any conditions of approval specified by the Board of Supervisors. Except for final plans for lot line adjustment or lot merger which shall comply with the provisions of Subsection 2 below, a final plan shall consist of and be prepared in accordance with the following:
[Amended by Ord. No. 2021-01, 5/3/2021]
A.
Drafting standards. Final plans shall conform to the drafting standards set forth in § 22-402, Subsection 1A, hereof.
B.
Required contents of final plan and supplementary documentation.
Final plan submissions shall include all information and data set
forth below. Information and data already supplied at the time of
preliminary plan submission and satisfactorily meeting all requirements
for final plan submission need not be resubmitted except to the extent
that additional copies may be needed by the Township to facilitate
review, the information and data has changed following preliminary
plan submission or additional, supplementary information is available.
(1)
Final plan submissions shall include all information and data required under § 22-402, Subsection 1B hereof, except that preliminary supplementary documentation required under § 22-402, Subsection 1B(5)(a) through (d) hereof, need not be resubmitted and instead shall be supplanted by the required supplementary plans set forth in Subsection 1B(16) below.
(2)
All final lot area calculations and lot line dimensions, including
straight lot lines and chords and radii of curved lot lines, defined
in feet and hundredths of a foot by distances, and in degrees, minutes
and seconds either by magnetic bearings or by angles of deflection
from other lot and road lines.
(3)
A statement of restrictions of any type which exist or will
exist as covenants in the deed(s) for all lots wholly or partly in
the subdivision and, if covenants are recorded, the deed book and
page number.
(4)
The specific proposed placement of each building and all water
and sewer facilities; for single-family detached dwellings, in lieu
of specific building locations, a generalized building area of 5,000
square feet may be identified.
(5)
The location of all existing and proposed monuments.
(6)
All easements or rights-of-way for any purpose, including written
legal descriptions and plot plans, and any limitations on such easements
or rights-of-way. Easements or rights-of-way shall be specifically
described on the plans. Easements should be located in cooperation
with the appropriate public utilities where applicable.
(7)
If the subdivision proposes a new road intersection with a state
legislative route, the intersection permit number(s) shall be indicated
for all such intersections.
(8)
A certification of ownership, an acknowledgement of the plan
and an offer of dedication shall be affixed to the plan and shall
be acknowledged and signed by the applicant(s) and owner(s) of the
property and duly notarized.
(9)
All waivers being requested by the applicant, as well as all
waivers previously granted to the applicant by the Board of Supervisors,
shall be clearly stated on the first sheet of the final plan submission.
(10)
Certificate for approval of the plan by the Board of Supervisors
and by the Township Planning Commission shall be included as well
as any other certificates required by the Township.
(11)
The name (or number) and cartway width and lines of all existing
public roads and the name and location of all other roads within the
property, as applicable.
(12)
Any fees, whether required or as agreed to by the applicant,
shall be clearly noted on the plan.
(13)
The following data for the center line of the cartway and both
right-of-way lines of all recorded or proposed roads, within and adjacent
to the property:
(a)
Courses and distances with length in feet and hundredths of
a foot of all straight lines and of the radius and the arc (or chord)
of all curved lines with delta angles, including curved lot lines,
and bearings in degrees, minutes and seconds for all straight lines;
and
(b)
The width in feet of the cartway, right-of-way and of the ultimate
right-of-way, and (in degrees, minutes and seconds) of the delta angle
of all curved lines, including curved lot lines.
(14)
A boundary survey and certification as to the accuracy of the
survey shall be provided for all subdivisions and/or land developments
except those which divide farms into two or more parcels for continued
agricultural use.
(15)
A grading plan indicating all changes in grade necessitated
by any improvements; for single-family detached dwellings, the grading
plan may be based on identification of a generalized building area
of 5,000 square feet rather than specific building location as provided
above.
(16)
The final plan shall be accompanied by the following supplementary
documentation:
(e)
If the proposed subdivision or land development will utilize groundwater as the source of potable water, a hydrologic study prepared pursuant to § 22-408.
(l)
If the final plan or land development application involves land
that is subject to a prior subdivision and/or land development, the
applicant shall submit copies of all prior permits and approvals relating
to the prior subdivision and/or land development, including, but not
limited to, waivers granted, conditions imposed on the prior approval,
PennDOT Highway Occupancy Permits, etc.
(m)
If a homeowners' association or similar entity is to be established
to maintain any improvements depicted on the subdivision or land development
plan, the association documents (the declaration, public offering
statement, etc.) shall be provided to the Township Solicitor for review
prior to final plan approval. The formation documents must clearly
describe the maintenance, operation and funding mechanism relative
to the perpetual operation and maintenance of improvements.
(n)
A full title search for all parcels which are part of the subdivision
and/or land development, including copies of all excepted documents
for each parcel.
(o)
Any other documents or information which the Township may require
in order to clarify the submittal and carry out the intention of this
chapter.
(p)
If the final plan or land development application includes any
feature subject to conditional use, special exception, or variance
approval, then the applicant's supplementary documentation shall contain
copy(ies) of any applicable order of approval for such conditional
use, special exception, or variance and all plans approved as part
of the order.
2.
Required contents of final plan for a lot line adjustment or lot
merger. The requirement for a final plan for a lot line adjustment
or lot merger may be waived upon written recommendation from the Township
Engineer; otherwise the following shall apply:
[Ord. No. 2021-01, 5/3/2021]
A.
Application fee(s) as required by the Township and escrow fees, if
any, shall be paid at the time of formal plan submission.
B.
Title "Final Plan" and name of the owner(s) involved on each sheet.
C.
Statement of intent of lot line adjustment.
D.
Boundary lines of lots subject to lot line adjustment shown in a heavy solid line and lot lines to be removed in the case of a lot merger clearly identified. New lot lines, new lot areas, and new lot dimensions shall be calculated and shown in accordance with § 22-403, Required Content of Final Plans, Subsection 1B(2).
E.
Plan preparer's statement.
F.
Notarized owner's statements certifying current legal or equitable
ownership and acknowledging participation and agreement with the application
by all record owners of the involved lots. The Township may require
documentary proof of such ownership.
G.
Review and approval signature blocks for Township Board of Supervisors,
Planning Commission, Engineer, and County Planning Commission.
H.
Project data [owners of record, address(es), tax map and deed references,
and location map at a scale of one inch equals 1,000 feet or larger].
I.
Plan and location map shall display street or road names.
J.
North arrow, graphic scale, written scale.
K.
Date of plan and all revisions and references to previous plans including
all recording information.
L.
Existing and proposed lot lines and street rights-of-way.
M.
Existing and proposed building locations, if any, and type of land
uses.
N.
Applicable zoning district(s) and required lot area and bulk requirements.
P.
Existing and propose lot widths and applicable setback lines.
Q.
List of waivers or modifications requested, if any.
R.
Markers to be installed in accordance with § 22-521 Monuments and Markers, except that markers may be used instead of monuments; provided, that additional markers and monuments shall be depicted where the existing lot corner markers do not comply with the requirements of § 22-521 and are insufficient for the site conditions in the judgement of the Township Engineer.
S.
A certification signed by the applicant(s) that markers shall be
installed in accordance with Subsection 2R above before the final
plan is recorded.
T.
A provision that prohibits subdivision, land development, earth disturbance,
construction of buildings or structures, establishment of new uses,
etc. without the required Township approvals and permits.
[Ord. 2013-11, 9/9/2013]
1.
Applicability. A carbonate study shall be submitted to the Township
as part of a preliminary plan and final plan for any subdivision or
land development application involving lands where any Karst geologic
features are present within 200 feet of any proposed development activity
or land disturbance, based initially on generalized geologic mapping
provided pursuant to the ERSAP and as further refined pursuant to
testing as provided below.
2.
Purpose. To ensure that new subdivisions or land developments constructed
within the Township do not result in sinkholes, ground subsidence,
and other hazards due to the presence of carbonate or karst geologic
features.
3.
Carbonate Study Contents.
A.
Identification of Carbonate Features. The presence of any of the
following soil or geologic features or characteristics on the property
subject to application shall be documented in map and narrative form:
B.
The preliminary and final plans, as applicable, shall indicate the
locations of any of the following existing or proposed components
of development plans relative to identified carbonate geology features:
(1)
Existing and proposed grading and drainage conditions.
(2)
All structures exceeding 3,500 square feet in ground area footprint.
(3)
All roads, driveways and parking areas.
(4)
All stormwater management facilities.
(5)
Any primary and secondary private and public sewage disposal
systems.
(6)
Any private and public water supplies.
(7)
Any other pipelines or underground transmission lines.
C.
Any applicant proposing any of the development components listed
under Subsection 3B above within any area identified as having carbonate
geologic features shall perform test borings (or an alternate testing
procedure, such as resistivity testing or ground-penetrating radar,
which shall be approved by the Township) of the site in areas where
such components are proposed. The test borings shall be laid out in
a grid on fifty-foot centers under the locations of any proposed development
components. All boring holes shall be closed with concrete at the
conclusion of the test procedures.
D.
In the event that the preliminary plan does not indicate specific
locations of structures, a minimum of two borings shall be provided
within the buildable area of each proposed lot. In the event that
any structure is not built in the location in which the test borings
were taken, new test borings must be performed in the same grid fashion
in the location in which the structure is to be located before the
issuance of a building permit. The test borings or approved alternate
procedures shall be made to determine the depth to bedrock and suitability
of bedrock to supports structures. Noninvasive testing methods are
preferred.
E.
Test borings shall be conducted in accordance with American Society
for Testing Materials D 1586, standard method for "penetration test
and split barrel sampling of soils." Where intact rock and consolidated
material is encountered, samples shall be secured in accordance with
ASTM D 2113 for "diamond core drilling for site investigation." The
location and depth of each test boring shall be satisfactory to the
engineer providing the report required below. Boring samples shall
be obtained and bottled in accordance with ASTM D 1586. Samples shall
be delivered to the Township Municipal Building.
F.
An interpretation of test borings shall be provided by a licensed
professional geologist or licensed professional civil engineer with
expertise in geotechnical engineering and shall include a report of
findings and recommendations with regard to building and site development
construction requirements. The professional shall also conduct a site
inspection of the property.
[Ord. 2013-11, 9/9/2013]
1.
Applicability. A Community Impact Assessment shall be submitted to the Township as part of a preliminary plan and final plan for any major subdivision or land development application, except for residential subdivisions involving less than 25 lots and agricultural subdivisions subject to the CAPZO provisions of Chapter 27, Zoning.
2.
The Community Impact Assessment shall assess potential physical and
fiscal impacts, service demands and capital improvement needs associated
with the proposed subdivision or land development in relation to roads,
water supply systems, sewage treatment and collection systems, the
school districts, Township finances, and community services, including
libraries and park and recreation facilities, utilities, fire and
emergency medical services.
3.
The Community Impact Assessment shall identify any necessary improvements
to all such systems and services needed to accommodate or mitigate
the impacts from the proposed subdivision or land development.
4.
The Community Impact Assessment shall identify and estimate the financial and fiscal impacts of the needed improvements to all community systems and services identified per Subsection 3 above.
5.
The Community Impact Assessment shall assess potential impact(s),
both positive and negative, that the proposed development may have
in relation to social, cultural and economic activity and opportunities
in Lower Mount Bethel Township and its environs.
6.
Qualifications of Preparer. The Community Impact Assessment must
be prepared by a certified planner(s) and/or professional(s) with
appropriate education, training and experience to perform such an
analysis. A report presenting the results of the Community Impact
Assessment and the qualifications of the preparer of the Community
Impact Assessment must be submitted with the development plan.
[Ord. 2013-11, 9/9/2013]
1.
Applicability. An Environmental Impact Assessment (EIA) shall be submitted to the Township as part of a preliminary plan and final plan for any major subdivision or land development application, except for residential subdivisions involving less than 10 lots and agricultural subdivisions subject to the CAPZO provisions of Chapter 27, Zoning.
2.
Purpose. To ensure that adequate analysis of site features result
in designs that preserve and incorporate open space, historic, visual,
environmental, biological and natural and other community resources
in development plans.
3.
Identification of Site Features. The applicant shall identify, inventory and map the site features of the tract proposed for development, including those required in an ERSAP, prepared in accordance with § 22-400 hereof. These plan(s) shall be provided at the same scale as development plans submitted for preliminary and final plan applications, as applicable.
4.
Narrative. In addition to the plan and resource inventory, the applicant
shall submit a narrative description of the following:
A.
The general character of the site features identified in accordance
with this chapter, including environmental quality, conservation value
and scenic significance, as applicable. Relevant information provided
in any submitted Historic Resource Impact Study or Community Impact
Assessment may be cited by reference.
B.
An analysis of all impacts, both positive and negative, to environmental,
natural, and scenic resources caused by or directly related to the
development/improvement projects submitted to the Township for review
and approval, including impacts to the property and any impacts to
surrounding properties.
C.
A description, and identification on plan map(s), as applicable,
of proposed means and/or rationale demonstrating how development as
proposed will minimize or mitigate the identified negative impacts,
including a detailed description of the proposed measures that will
be taken to mitigate any impacts to the identified resources on the
property and any other affected property as a result of the planned
development.
5.
Qualifications of Preparer.
A.
The EIA must be prepared by a certified planner(s) and/or environmental
professional(s) with appropriate education, training and experience
to perform such an analysis. A report presenting the results of the
EIA and the qualifications of the EIA preparer must be submitted with
the development plan.
B.
Each EIA report must include a certification statement from the individual
or company that prepared the report as follows:
"I certify that this document and all attachments were prepared
under my direction or supervision in accordance with a system designed
to assure that qualified personnel properly gather and evaluate the
information submitted. Based on my inquiry of the person or persons
who manage the system, or those persons directly responsible for gathering
the information, the information submitted is, to the best of my knowledge
and belief, true, accurate, and complete."
[Ord. 2013-11, 9/9/2013]
1.
Applicability. An Historic Resource Impact Study (HRIS) shall be
submitted to the Township as part of a preliminary plan and final
plan for any subdivision or land development application which proposes
new construction of buildings, structures, roads, driveways, parking
areas, or other land disturbance within 250 feet of any historic resource.
2.
Purpose.
A.
To delineate sensitive historic resources and identify the necessary
measures needed to protect them.
B.
To establish a clear process by which proposed land use changes affecting
significant historic resources can be reviewed.
C.
To discourage the unnecessary demolition of significant historic
resources.
D.
To encourage the conservation of historic settings and scenic corridors,
vistas and landscapes.
3.
Contents of Historic Resource Impact Study. The HRIS shall contain
the following information:
A.
Background Information.
(1)
If not otherwise provided by the applicant, a general, narrative
description of the site that is the subject of the application, including
topography, watercourses, vegetation, landscaping, existing drives,
etc.
(2)
General description and classification of all historic resources
within 250 feet of any proposed land development or land disturbance.
(3)
Physical description of all historic resources, including location
information on identified and potential archaeological resources and
their relationship to the environmental attributes of the property.
(4)
Narrative description of the historical significance of each
historic resource relative to both the Township and to the region
in general.
(5)
Color eight-inch-by-ten-inch photographs sufficient to show
each historic resource in its setting.
B.
Assessment of Potential Impacts to Historic Resources. Description
of potential impact(s) to each historic resource, including but not
limited to impacts to the integrity, setting, relationship to scenic
corridors, vistas and landscapes, and future use of each historic
resource.
C.
Mitigation Measures. Suggested approaches to mitigate potentially
negative impacts to each historic resource, including avoidance, design
alternatives, buffering, landscaping, conservation of existing vegetation,
and any other appropriate measurers permitted under the terms of this
and other Township ordinances, resolutions, regulations and policies.
D.
Qualifications of Preparer. Historic Resource Impact Studies shall
be prepared by those individuals meeting the Secretary of Interior's
Professional Qualifications Standards (36 CFR Part 61). Lists of qualified
consultants are available from the Pennsylvania Historical and Museum
Commission.
[Ord. 2013-11, 9/9/2013]
2.
Purpose.
A.
To enable the Township to assess the likely impact of a proposed
development on the surface and groundwater resources in the Township.
B.
To ensure that new wells constructed within the Township are able
to provide a reliable, safe, and adequate water supply to support
the intended use.
C.
To assess the potential for new development to adversely impact adjacent
property owners.
3.
Professional Input. The applicant shall retain a certified soil scientist,
registered professional hydrogeologist or geologist, or a licensed
professional engineer qualified in geology, to prepare the study.
The qualifications and experience of the applicant's consultant shall
be included as part of any study. The Township Engineer or other consultant
hired by the Township as an expert may reject any study due to lack
of suitable experience by the preparer.
4.
Area(s) of Study. "Area(s) of study" shall be defined by the applicant's
qualified consultant who represents the areas that are likely to be
affected by the development, but shall be no less than a one-thousand-foot
radius from a proposed on-lot individual supply well and no less than
2,500 feet from a proposed community water supply system. Prior to
identifying these areas, the applicant's consultant shall discuss
possible study area boundaries with the Township Engineer.
5.
Pumping Test. In order to determine if suitable water capacity exists
for the proposed development, including fire protection, as well as
to assess potential impacts on adjacent groundwater users, appropriate
aquifer testing is required.
A.
Testing will comply with the requirements of the DEP Public Water
Supply Manual, as may be amended from time to time, and the Delaware
River Basin Commission (DRBC) requirements, as may be amended from
time to time.
B.
A minimum of one test well will be tested for every 10 proposed residential
dwelling units which are proposed to use on lot wells as the means
for water supply. One test well shall be drilled for every proposed
nonresidential use.
C.
A well log shall be provided to the Township showing pumping well
depth, diameter, casing length, static and pumping water levels, pumping
rate, geologic formations, depth at which groundwater was encountered,
drawdown test plot of pumping well, etc.
D.
In order to determine its capacity, the well shall be tested for
yield, drawdown, and specific capacity. The well shall be evaluated
through a two-part pump test, comprised of "peak demand" and "constant
head," or approved equal, at flow rates calculated on the basis of
the projected household population, assuming a water use of 75 gallons
per capita per day and a peak use of 1.5 times the average. On-lot
residential wells shall yield at least three gallons per minute unless
a storage tank(s) is incorporated into the water supply system, in
which case the yield shall be at least one gallon per minute. Yields
for community water supply systems shall be as required by PADEP.
Nonresidential flow rates shall be based upon data from similar type
uses.
E.
Description, location, and any results of the pump testing performed
shall be included in the Hydrogeology Study.
6.
Permeability Testing. In order to assess potential impacts on adjacent
groundwater users, appropriate infiltration testing is required.
A.
Testing will be in accordance with the requirements outlined in the
ASTM Standard D2434-68, as may be amended from time to time, and PADEP
recommended practices.
B.
The following data and information is to be submitted:
(1)
Description of soils and geology at the site and the characteristics
of these which may limit the horizontal and/or vertical movement of
sewage water.
(2)
Description, location and results of permeability testing performed,
including:
(a)
Identification and description of restrictive layers of soil,
weathered bedrock (saprolite), and bedrock lithology.
(b)
Rate of flow through and laterally over those restrictive layers
in inches per hour.
(c)
Calculations of potential groundwater mounding expected from
the additional flows to the groundwater system.
(4)
The Township may require more detailed infiltration information
based on the information submitted in this section.
7.
Hydrogeology Study Documentation.
A.
General Site Description. The site description shall include the
size, location, proposed land uses, construction staging and completion
date of the proposed development. A brief description of other existing
uses and approved recorded development plans that could have potential
on the proposed development shall also be included. Development proposals
not yet approved and recorded, but with sufficient status and probable
impact to the proposed development, shall be included. Reference shall
be made to applicable content found within the Township's Act 537
Plan, as amended. Hydrogeological data contained in this study shall
be included in the site description.
B.
Preliminary Hydrogeology. The following information is to be submitted
in map and narrative form:
(1)
Rainfall and recharge characteristics of the groundwater area
in which the proposal is located.
(2)
Intended quantity and quality of withdrawal of groundwater to
support the project.
(3)
Impact of any proposed sewage and/or water disposal system upon
groundwater recharge. Description of proposed water import and export
quantities.
(4)
Impact of the proposed stormwater management plan measures upon
groundwater recharge. Description of the extent to which infiltration/BMPs
will be utilized on-site.
(5)
A survey of existing wells utilizing groundwater resources.
(6)
Maps showing well locations, both existing and proposed within
the area designated by the Township and Township Engineer and/or other
consultant hired by the Township as an expert, but no less than 2,500
feet from the boundary of the tract.
(7)
Projection of estimated effects of new withdrawals on existing
water supplies and stream flow.
C.
For subdivisions and land developments proposing a stream or surface
discharge of wastewater, subsurface disposal or discharge via spray
or drip irrigation, the following additional information shall be
included:
(2)
Topographic location of the discharge.
(3)
Relationship of topography to groundwater flow.
(4)
Geologic characteristics which influence groundwater flow:
(a)
Faults and lineaments.
(b)
Bedding features.
(c)
Sinkholes, solution channels, pinnacles or other specific features.
(d)
Range of depth of bedrock.
(e)
Nature of unconsolidated material.
(f)
Confining formations (fragipans, impermeable rock formations).
(g)
Bedrock formation and lithologic relationships.
(h)
Description of glacial material.
(i)
Thickness and texture of unconsolidated bedrock.
(j)
Nature and degree of bedrock fracturing.
(5)
Groundwater/surface water characteristics:
(a)
Depths of water table, including seasonal variations.
(b)
Existing groundwater quality and quantity, including but not
limited to the following analysis:
1)
Total coliform (e. coli and fecal coliform).
2)
pH.
3)
Total iron.
4)
Turbidity.
5)
Alkalinity.
6)
Arsenic.
7)
Cadmium.
8)
Copper.
9)
Lead.
10)
Mercury.
11)
Molybdenum.
12)
Nickel.
13)
Selenium.
14)
Nitrogen-nitrate.
15)
Chloride.
16)
Ammonia-nitrogen.
17)
Total manganese.
18)
Sodium.
19)
Magnesium.
20)
Calcium.
21)
Potassium.
22)
Sulfate.
23)
Zinc.
24)
Polychlorinated biphenols (PCBs).
25)
Total dissolved solids.
26)
Hardness.
27)
Volatile organic compounds.
(c)
Identification, location, flow characteristics, and volume of
any receiving streams or watercourses from the point of discharge
to the receiving perennial stream.
(d)
Existing surface water quality and designated use of any receiving
streams.
(f)
Influence of surface water runoff and groundwater recharge on
groundwater characteristics.
(g)
Estimated area of impacted groundwater (dispersion plume and
mixing zone within the dispersion plume) calculated from the surface
topography and known geologic conditions.
(h)
Identification of existing and potential groundwater uses within
the dispersion plume.
(i)
If a wastewater discharge to a dry stream is proposed, estimated
infiltration rate to groundwater during dry stream conditions and
the degree of renovation expected during infiltration.
(j)
Calculation of groundwater mounding under the disposal site.
(k)
Designation of any watershed area that is utilized for a water
supply, recreation, or agricultural irrigation.
D.
The Hydrogeologic Study shall establish:
(1)
The projected impacts of the proposed development, based upon
but not limited to the aforementioned background information, proposed
development, and pump and permeability tests.
(2)
A delineation of a dispersion plume within the groundwater system
in which the existing water quality will be degraded.
(3)
A delineation of a mixing zone within the dispersion plume in
which chemical or biological concentrations will exceed the Federal
Drinking Water Quality Standards. This must include mass balance calculations
to define expected dilution of the concentrations of contaminants
within the mixing zone.
(4)
A delineation of a buffer zone that shows the anticipated encroachment
of the mixing zone into the plume of dispersion as the result of seasonal
flow characteristics of the groundwater system. Identification of
existing and potential groundwater uses in the delineated mixing zone
and in the buffer zone.
(5)
That the mixing zone will not adversely affect existing or potential
future groundwater uses.
(6)
That the dispersion plume discharge will meet surface water
quality standards after complete mixing if groundwater mixing zones
extend to surface water.
(7)
That suitable natural and artificial control exists to confine
dispersion plume flow.
(8)
A delineation and calculation of mounding characteristics in
the soil, parent material and underlying bedrock and a determination
of the impact of this mounding on system function.
(9)
Determination of the monitoring locations and method of monitoring
on the perimeter of the mixing zone to test groundwater which may
be affected by a nonresidential facility's operation.
E.
Where the study concludes that the proposed development has the potential
to cause adverse affects to the groundwater resources or existing
groundwater users, specific recommendations for the mitigation or
elimination of adverse impacts shall be included. Relocation of proposed
well(s) to mitigate or eliminate the adverse impact shall be required.
In addition, the study shall include:
(1)
A monitoring program for both groundwater and surface water,
including responsibility for the costs of monitoring.
(2)
Authority for control of groundwater use in the mixing and buffer
zones and access rights for abatement purposes should the contaminant
leave control of the mixing zone.
(3)
Contingencies available to abate pollution should the contaminant
leave control of the mixing zone.
(4)
Treatment capabilities of any pretreatment system components
proposed to decrease contaminant levels prior to discharge to groundwater.
This must include design and testing data which support claims of
consistent, reliable and measurable improvements in treatment.
(5)
System design, placement and sizing recommendations based on
the hydrogeologic study.
(6)
Evaluation and establishment of measures to control both present
and future water usage within the mixing and buffer zones.
[Ord. 2013-11, 9/9/2013]
1.
Applicability. A Traffic Impact Study shall be submitted to the Township
as part of a preliminary plan and final plan for any subdivision or
land development application expected to generate more than 250 new
trips per day.
2.
Purpose. To identify any traffic problems likely to result from the
proposed development in relation to ingress/egress, road capacities,
off-site traffic flow, public transportation, and pedestrian and other
nonvehicular circulation.
3.
Contents.
A.
A study area for the Traffic Impact Study shall be defined as mutually
agreed upon by the applicant and the Township Engineer, subject to
the minimum requirements of Subsection 3D below.
B.
The Traffic Impact Study shall enable the Township to assess the
likely impacts of the proposed development on the existing transportation
network of the Township and surrounding areas.
C.
The Traffic Impact Study shall be prepared by a civil engineer licensed
to practice in Pennsylvania with experience preparing such studies
in accordance with the Institute of Transportation Engineer's (ITE)
Recommended Practice Traffic Access and Impact Studies for Site Development,
current edition, and PennDOT Publications 201 and 282, current editions.
D.
The Traffic Impact Study shall include, but not necessarily be limited
to, an analysis of expected traffic generation to, from, and upon
surrounding roads within a radius of two miles from the proposed development
site, particularly showing a.m. and p.m. peak hours of existing traffic
flow during a normal business day, in comparison with what is anticipated
after the proposed development is fully completed and, if applicable,
upon the completion of each stage. Estimated peak-hour trip generation
shall be based on procedures set forth in the most recent edition
of the ITE Trip Generation Manual. Existing traffic flows shall be
based on actual counts; if these cannot be obtained, an alternative
source, subject to approval by the Township, may be used.
E.
The Township shall review the methodology, assumptions, findings,
and recommendations of the Traffic Impact Study and may require specific
improvements necessary to accommodate the impacts of the proposed
development.
