A.
Purpose. A sketch plan is an optional submission. It is offered to
give the applicant an opportunity to consult early and informally
in the plan preparation phase with the municipality and Bucks County
Planning Commission. The purpose of this submission is to allow the
municipality and applicant opportunity to discuss lot layout, street
layout, location of buildings, arrangement and location of open space,
etc., before detailed engineering is done. The municipality may comment
on not only whether the sketch plan meets the objectives of Township
ordinances, but also if they feel it is consistent with sound planning
and design principles. It is not intended in any way to replace the
preliminary plan, but rather to give the applicant guidance in preparing
the much more detailed preliminary plan. Recommendations and comments
made by the Township in response to sketch plan submission shall in
no way be regarded as an official approval, nor shall such action
grant any legal rights to the applicant or immunity from full compliance
with requirements and procedures set forth for preliminary and final
plans.
B.
Data furnished in a sketch plan shall be at the discretion of the
subdivider but is suggested to include the following:
(1)
Tax map parcel number of property involved.
(2)
Tract boundaries and total acreage.
(3)
Location map, with zoning district boundaries.
(4)
North point.
(5)
Streets on and adjacent to the tract.
(6)
Significant topographical, geological, and physical features
including, but not limited to, floodplains, steep slopes, boulders,
wetlands, etc., which may impact or limit the proposed use of the
property.
(7)
Existing road/utility and other easements and rights-of-way.
(8)
Proposed general street layout.
(9)
Proposed general lot layout, including location of open space
and other preservation areas.
(10)
Existing zoning requirements of the tract and a description
of surrounding landscape.
C.
A subdivision sketch plan should be drawn to scale although precise
dimensions are not required.
A.
Purpose. The purpose of this section is to provide an expeditious
means of subdivision approval for lot line adjustments and minor subdivisions.
A lot line adjustment involves relocation of one or more existing
boundary line(s) between two adjacent lots, or the shifting of boundary
lines to increase the area of an existing lot; provided, however,
that the lot line adjustment results in the same number or fewer lots
than existed prior to the lot line adjustment.
B.
Plan preparation.
(1)
The plan shall be drawn at a scale of one inch equals 50 feet
or one inch equals 100 feet.
(2)
Dimensions shall be set forth in feet and decimal parts thereof
and bearings in degrees, minutes and seconds.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
When the plan is a revision of a previously approved plan, dotted
lines shall be used to show features or locations to be abandoned
and solid lines to show the currently proposed features. Notations
of revisions shall be numbered and dated.
(5)
Plan shall be so prepared and bear an adequate legend to indicate
clearly which features are existing and which are proposed.
(6)
The boundary line of the subdivision shall be shown as a solid
heavy line.
(7)
Plan shall be on sheets either 18 inches by 24 inches or 24
inches by 36 inches. All plan sheets shall be of the same size. All
lettering shall be so drawn as to be legible if the plan should be
reduced to half size.
(8)
Plan shall be provided in digital format to be imported/compared
with Township GIS system.
C.
General information. Plan shall show or be accompanied by the following
information:
(1)
Name of subdivision.
(2)
Name and address of owner of record and applicant.
(3)
Name and address of the firm which prepared the plan, and professional
seal of the individual certifying the accuracy of the plan and compliance
with applicable standards.
(4)
Date of preparation of the plan, a descriptive list of revisions
to the plan, and the revision dates.
(5)
Tax parcel numbers, deed book and page numbers of properties
involved including any deed restrictions to the property and recorded
plan book and page number for previously recorded subdivisions. A
copy of the current deed(s) for the tract shall be submitted with
the plan.
(7)
Location map showing relation of site to adjoining properties,
proposed property lines, streets, and zoning district boundaries within
1,000 feet; at a scale of one inch equals 800 feet.
(8)
North point.
(9)
Written and graphic scales for plan and location map.
(10)
Total acreage of the site (net and gross); proposed lot sizes
(net and gross); area of ultimate right-of-way; and in the case of
lot line adjustments, area being conveyed, and a summary of pre/post
development areas of lots involved.
(11)
Tract boundary of all parcels involved (as determined by field
survey).
(12)
Both existing and proposed property lines, including bearing
and distance information.
(13)
Streets on and adjacent to the site with legal and future rights-of-way.
(14)
All existing buildings/structures (temporary or permanent; and
their uses), driveways, wells, sewer systems, utility easements, utility
poles (with ownership and pole number I.D. certification), etc., within
100 feet of the site boundary.
(15)
Monuments existing and proposed.
(16)
USGS contours.
D.
In addition to requirements of subsections B and C above, minor subdivision plans shall show or be accompanied by the following information:
(1)
Soil types within the site based on maps contained in the Soil
Survey of Bucks County, Pennsylvania, U.S. Department of Agriculture,
Natural Resource Conservation Service 2002 Report. A table shall indicate
each soil's limitations for community development.
(2)
Contour lines measured at vertical intervals of two feet. Contour
lines shall be determined by on-site survey, not interpretation of
USGS maps. At a minimum, contours shall be established at location
of proposed driveways, dwellings, septic systems and other areas of
development as deemed necessary by the Township.
(3)
Datum to which contour elevations refer. Benchmark shall be
identified.
(4)
Existing vegetation including wooded areas, large trees over
six-inch caliper standing alone, and other significant vegetation
limits of trees/vegetation to be removed/preserved.
(5)
Planning modules for land development as required by Chapter
71 of the Pennsylvania Sewage Facilities Act [25 Pa. Code § 71.1
et seq.].
(6)
Proposed improvements including buildings (and their uses),
driveways, sewer lines, storm drains, culverts, street improvements,
grading, and other requirements of this chapter.
(7)
Soil erosion and sedimentation control plan prepared in accordance with § 196-518 of this chapter.
(8)
Existing features as may be required by § 196-403.D
when deemed necessary by the Township.
[Amended 6-17-2008 by Ord. No. 135]
A.
Purpose. The purpose of the preliminary plan is to enable the Township
to examine proposals for compliance with zoning, subdivision and land
development, and other Township ordinances. Preliminary plans are
required for all land developments and major subdivisions.
B.
Plan preparation.
(1)
The preliminary plan shall be at a scale of not more than 50
feet to the inch.
(2)
Plan and profile views shall be drawn at a scale of one inch
equals 50 feet and one inch equals five feet respectively. Horizontal
and vertical scales of one inch equals 20 feet and one inch equals
two feet shall be permitted when greater detail is required as deemed
necessary by the Township Engineer.
(3)
Enlarged details of special features, intersections, drainage
facilities, etc., shall be drawn at a scale of one inch equals 20
feet, or one inch equals 10 feet.
(4)
Sheet sizes shall be either 18 inches by 24 inches or 24 inches
by 36 inches.
(5)
All sheets shall be the same size and be numbered relative to
the total number of sheets (i.e., 1 of 4, etc.) If a new sheet is
added, all sheets shall be appropriately renumbered. Use of letters
to denote new sheets (i.e., Sheet 1A of 4) shall not be permitted.
(6)
Where two or more sheets are required to show the entire tract,
a reduced scale key plan shall be included to show how the sheets
correspond.
(7)
A reduced scale plan of the entire site at a scale greater than
50 feet to the inch may be required in cases where it will facilitate
the review process.
(8)
Plan shall be so prepared and bear an adequate legend to clearly
indicate which features are existing and which are proposed.
(9)
Site outboundary shall be shown as solid heavy line.
(10)
Plan shall be provided in digital format to be imported/compared
with Township GIS system.
C.
General information. All preliminary plans shall show the following
general information.
(1)
Proposed subdivision or land development name or identifying
title. Name shall not duplicate an approved plan or plan submitted
for review.
(2)
Name(s) and address(es) of the owner(s) of the property, including
reference to deed book, volume and page of current legal owner.
(3)
Name and address of applicant.
(4)
Name and address of the firm which prepared the plan, and professional
seal of the individual certifying its accuracy and compliance with
applicable standards.
(5)
Date of preparation of the plan and a descriptive list of revisions
to the plan, and the revision dates.
(6)
North point.
(7)
Location map showing the relationship of the site to adjoining
properties, proposed property lines, zoning district boundaries, and
streets within 1,000 feet. Scale of the location map shall be one
inch equals 800 feet.
(8)
Written and graphic scales for plan and location map.
(9)
Tract boundary with bearing and distance information.
(10)
Tax map parcel number(s) of parcels which comprise the subdivision
or land development, deed book and page numbers of the properties
involved including deed restrictions to the property, recorded plan
book, and page number for the previously recorded subdivision (if
any). A copy of the current deed(s) for the tract shall be submitted
with the plan.
(11)
Zoning requirements including the following where applicable:
(a)
Zoning district; and district boundaries if within 500 feet
of the site boundary.
(b)
Lot size and yard requirements.
(c)
Variances or special exceptions granted.
(d)
Buffer yard requirements.
(e)
Site capacity calculations.
(f)
Inventory of all natural resources, natural resource protection
rates, allowable disturbance to each resource, and proposed disturbance
to each resource.
(g)
Parking requirements.
(h)
Proposed use including zoning ordinance designation (i.e., Use
B-1, Single-Family Detached).
(i)
Allowable and proposed density.
(j)
Impervious surface area ratio, allowable impervious ratio and
tabulation of proposed impervious area.
(k)
Dwelling unit mix.
(12)
Tax map parcel number and names of current owners of immediately
adjacent lands.
(13)
Total acreage of the site (net and gross) and number of proposed
lots and/or dwelling units, or gross leasable floor area.
(14)
Statement identifying existing and proposed method of sewage
disposal and water service. If public, name of agency providing service.
(15)
Statements regarding maintenance responsibilities of permanent
stormwater management control facilities, swales, drainageways, and
open space areas.
D.
Existing features plan. Within the tract proposed for subdivision
and/or land development, and within 100 feet of the tract boundaries,
the following information shall be shown on the preliminary plan:
(1)
All existing property lines of site if currently containing
several smaller parcels.
(2)
All property and easement boundaries defined by bearing and
distance information.
(3)
Total width of streets and alleys; names of streets and alleys;
total width of legal rights-of-way and ultimate rights-of-way. Half
widths of streets and alleys shall be dimensioned as measured from
physical center line to legal and ultimate rights-of-way.
(4)
Buildings (and their uses), driveways, wells, sewer systems,
pipelines, underground and/or above ground storage tanks, pools, fences,
silos, water systems, fire hydrants, valves, towers, etc., within
100 feet of the site boundary.
(5)
Location of all underground and overhead utilities including
utility poles with identification information/numbers and streetlights.
(6)
Contour lines measured at vertical intervals of two feet. Contour
lines shall be determined by on-site survey, not interpretation of
USGS maps. Location of survey benchmark shall be noted. Benchmark
shall be based on USGS datum reference points or sewer manhole datum
(whichever is more accessible relative to location to site). Assumed
benchmark elevations and arbitrary control points will not be acceptable
unless approved by the Township Engineer.
(7)
Monumentation and pins within and along site outboundary, rights-of-way,
easements, etc.
(8)
Soil types within the site based on maps contained in the Soil
Survey of Bucks County, Pennsylvania, U.S. Department of Agriculture,
Natural Resource Conservation Service 2002 Report. Summary table shall
be included on the plan listing:
(9)
Area of vegetation including wooded areas and large trees over
six-inch caliper standing alone. Areas of scrub growth with an understory
height of at least four feet shall be delineated independently of
wooded areas.
(10)
Watercourses, storm sewers, culverts, bridges, or any other
significant drainage features and facilities with associated inverts,
pipe/culvert sizes, material, and lengths, and all applicable dimensional
information.
(11)
Floodplain areas or districts including information on one-hundred-year
flood elevations. FEMA cross sections and elevations shall be utilized
to delineate floodplain boundary where detailed study information
is available. Where detailed study information is not available, one-hundred-year
flood elevations shall be calculated utilizing HEC I computations
to generate flow information and HEC II computations to calculate
water surface elevations. Structures culverts, obstructions, bridges
or any other significant feature within 500 feet downstream of the
site shall be included within the study to account for potential backwater
affects. Basins, ponds, flood control facilities or any other significant
drainage facility within upstream tributary area shall be included
in the study. Use of TR-55 "Urban Hydrology for Small Watersheds,"
United States Department of Agriculture, Soil Conservation Service,
will be an acceptable alternate method for calculating one-hundred-year
flow rates. Use of other methods must be approved by the Township
Engineer.
(12)
Utility, private and/or public easements, and purposes for which
the easements have been established with all applicable restrictions
and/or covenants.
(13)
Wetlands, ponds, lakes with total area of coverage listed. List
of soil consultants qualifications must be submitted with a certification
as to accuracy of the delineation. Certification must properly reference
plan by title, date and parcel number.
(15)
Pre-developed drainage boundaries with associated areas, time
of concentration paths, and runoff factors.
(16)
Other areas of special interest, such as landfill areas, quarries,
marshy areas, springs, and areas subject to inundation, shall be shown.
E.
Site improvement plan. A site improvement plan shall be prepared
and include the following proposed improvements:
(1)
General lot layout, setbacks, easement and right-of-way boundaries.
(2)
Location of dwellings and structures including exterior dimensions,
first floor elevation, and garage floor elevation.
(3)
Sanitary and storm sewer layout, pipe lengths, size, material,
slopes, inverts, and grate/manhole elevations.
(4)
Location of water mains and fire hydrants, electric and gas
utilities.
(5)
Streets, curbs, sidewalks, pedestrian ramps, pedestrian/bike
paths, recreational facilities.
(6)
Street and alley widths.
(7)
Driveway locations.
(8)
Intersections.
(9)
Cartway widening improvements and appropriate dimensions from
existing roadway center lines.
(10)
Existing and proposed sight distances at existing and/or proposed
intersections. Sight distances shall be determined in accordance with
67 Pa. Code, Chapter 441.
(11)
Clear sight triangles at proposed and existing intersections.
(12)
Parking areas, parking stalls, aisles, and associated dimensions.
(13)
Curb and cul-de-sac radii.
(14)
Culverts, bridges, basins, and any other significant drainage
facility.
(15)
Street signage.
(16)
Phasing of improvements where applicable. Phasing plan should
provide adequate information to verify each phase shall function independently.
F.
Grading plan. Grading plan shall include the following:
(1)
General site layout, property lines, easement boundaries, structures,
streets, curbs, sidewalks, etc.
(2)
First floor elevation and garage floor elevation of all existing
and proposed buildings.
(3)
Existing and proposed contours.
(4)
Bottom and top of curb elevations around curb returns at intersection,
and turnaround area on cul-de-sac streets.
(5)
General layout of storm sewer.
(6)
Grate elevations of storm sewer inlets.
(7)
Rim elevations of manholes.
G.
Drainage plan. Drainage plan shall include the following:
(1)
General site layout of streets, buildings, sidewalk and curb,
and storm sewer.
(2)
Post development drainage boundaries with associated areas,
time of concentration, flow path and runoff factors listed.
(3)
Existing contours.
(4)
Proposed grading.
(5)
Required stage/storage chart for detention basins.
(6)
Discharge location of all roof drains and sump pump lines.
H.
Erosion and sedimentation control plan. Erosion and sedimentation control plan shall be prepared in accordance with applicable provisions of 25 Pa. Code, Chapter 102, "Erosion Control," DEP Erosion and Sediment Pollution Control Program Manual, Erosion and Sedimentation Pollution Control Plan Guide for Small Projects, (as published by the Southeast Pennsylvania Association of Conservation Districts), and Special Protection Waters Implementation Handbook, and in accordance with § 196-518 of this chapter.
I.
Recreation, landscaping and lighting plan. Landscaping and lighting
plan shall include the following existing and proposed features:
(1)
General lot layout and setbacks, easement and right-of-way boundaries.
(2)
Location of driveways, structures, curb and sidewalk.
(3)
Layout of sanitary sewer, associated laterals, storm sewer,
water, electric and gas utilities.
(4)
Proposed tree and planting locations coordinated with underground
utilities maintaining required horizontal separation distances.
(5)
Location of proposed fencing outside of the dripline of trees
intended to be saved in construction areas.
(6)
Location of parking area lighting, driveway lamp posts, and
street light fixtures with radial extent of illumination in form of
isolux contours in units of horizontal foot candles (HFC). Isolux
lines shall be in increments of 0.5 HFC.
(7)
Buffer yards with applicable yard widths dimensioned.
(8)
Proposed layout and design of recreational facilities and buffering
for same.
(9)
Landscape planting selection and design shall be completed by
a registered landscape architect for major subdivisions and land developments.
(10)
Detail specifications for light fixture type, illumination and
mounting height.
J.
Plan and profiles. Plan and profiles shall be prepared for all streets
and utilities where improvements are proposed or are being extended
from existing facilities; and shall include the following:
(1)
Profiles shall include at a minimum the following:
(a)
Existing and proposed ground elevations and profile.
(b)
Proposed profile of ground and/or street.
(c)
All applicable vertical curve data for streets.
(d)
Sight distance requirements.
(e)
Sanitary sewer, storm drainage, and water service facilities;
vertical separation distances at utility crossings, and encasements;
inverts of pipes at crossing locations.
(f)
All utility and storm pipe sizes, materials, slopes, inverts
and lengths.
(g)
Inlet and manhole inverts, rim and grate elevations; top of
wall elevations for endwalls and headwalls.
(h)
Center-line stationing along profile.
(i)
Profiles for streets shall follow roadway center lines.
(j)
Stationing of sanitary sewer laterals and inverts for same.
(k)
Manhole and inlet numbering corresponding to profile view.
(l)
Profiles along existing streets for areas of cartway widening
shall include existing edge of road profile and bottom of curb profile.
(2)
Plan views shall include at a minimum the following:
(a)
Right-of-way and easement boundaries.
(b)
Dimensioning of street widths.
(c)
Location of curb, sidewalk, driveway entrances and pedestrian
ramps.
(d)
Center-line stationing along streets.
(e)
Location of all sanitary sewer mains and laterals, storm sewers,
roof drains and sump pump leaders, water mains and gas mains.
(f)
Manhole and inlet numbering corresponding to profile view.
(g)
Location of street and regulatory signs.
(h)
Proposed contours within limits of right-of-way boundaries.
(i)
Top and bottom of curb elevations at ends of returns; and centrally
along returns, at intersections and other critical locations as deemed
necessary by Township Engineer.
(j)
Plan views of improvements along existing streets shall include
existing center line and edge of road spot elevations every 25 linear
feet.
K.
Construction details plan. The construction details plan shall include,
but not be limited to, the following general construction details:
(1)
Roadway/widening construction.
(2)
Utilities installation, bedding and backfill.
(3)
Storm sewer installation, bedding and backfill.
(4)
Sanitary sewer installation, bedding and backfill.
(5)
Basin construction.
(6)
Traffic control.
(7)
Miscellaneous erosion and sedimentation control details.
(8)
Sidewalk and curb installation specifications.
(9)
Right-of-way and easement restoration.
(10)
Special structures.
(11)
Miscellaneous drainage swale design information.
(12)
Fencing details.
(13)
Any other details as deemed necessary by the Township and/or
Township Engineer.
L.
Additional documentation. The following information shall be submitted
with the preliminary plan where applicable:
(5)
Stormwater management analysis prepared pursuant to Stormwater Management Ord. No. 106 [Chapter 190] as amended.
(6)
A statement describing the manner in which the developer shall
advise each prospective purchaser of a residential lot or unit of
the existence and location of certain conditions impacting on the
purchased property including:
(a)
Location and type of adjacent open space or recreational facilities.
(b)
Location and type of any stormwater management easements.
(c)
All utility and other drainage easements.
(d)
Any deed restrictions and/or restrictive covenants established
on the lot during the course of the subdivision approval process.
(e)
Any streetlight or fire hydrant assessments by any municipal
entity.
(f)
Such other information as directed by the Township.
M.
Notice of preliminary plan. For all subdivisions and all land developments,
notice of filing of preliminary plan shall be given by the applicant
to all surrounding landowners of record, as follows:
(1)
Proof of notice shall be given at the time of application and
shall be by certified letter to each abutting landowner of record.
(2)
The foregoing letter shall identify the following:
(a)
Date of application.
(b)
Record owner of the tract to be developed.
(c)
The location of the tract to be developed indicating street
address, zoning district and tax map parcel number.
(d)
Description of proposed development including use, number of
lots, size of buildings (nonresidential), and access.
A.
Upon completion of all conditions of preliminary and final plan approval,
applicants shall submit two clear and legible blue or black line prints
on four mil Diazo mylar, five paper prints of the record plan of subdivision
and/or land development including all sheets of the plan set, and
plan information in digital format.
C.
All plans must be acknowledged with a raised notary seal affixed;
raised seal of registered engineer and/or surveyor responsible for
the plan; and raised seal of architect and/or landscape architect
who collaborated in the preparation of the plan; and if the applicant
is a corporation, a raised corporate seal. All plans must be approved
by the Board of Supervisors together with the raised official seal.
G.
Notes and certificates. The record plan must include the required
notes and certificates:
(1)
On all applications where improvement construction plans are
required, the following note shall appear on the record plan: "Sheets
2 through ___ inclusive, on record at the Township, shall be considered
a part of the approved final plan as if recorded with same." These
shall be listed by sheet number and title on the record plan.
(2)
The signature of the registered engineer and/or surveyor certifying
that the plan represents a survey made by him; that any existing monumentation
shown thereon exists as located; and the dimensional and geodetic
details are correct.
(3)
An acknowledgment as follows:
(a)
Where the owner(s) are individuals, all shall join as follows:
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Commonwealth of Pennsylvania:
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Signature of Owner
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SS.
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County of Bucks
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On the _____ day of __________, 20 _____, before me the subscriber,
a Notary Public of the Commonwealth of Pennsylvania, residing in _________
personally appeared (name(s) of all owners), known to me (or satisfactorily
proven) to be the persons whose name(s) (is/are) subscribed to the
foregoing plan, and acknowledge that (he/she/they)(is/are) the registered
owner(s) of the designated plan, that all necessary approvals of the
plan have been obtained and is endorsed thereon, and that (he/she/they)
desire that the foregoing plan be recorded according to law.
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Witness my hand and notarial seal, the day and year aforesaid.
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Notary Public
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My Commission Expires
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(SEAL)
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(b)
Where the owner is a corporation:
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Commonwealth of Pennsylvania
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SS.
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County of Bucks
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On the _____ day of _________, 20 _____, before me the subscriber,
a Notary Public of the Commonwealth of Pennsylvania, residing in __________
personally appeared (name of officer of corporation), who acknowledged
(himself/herself) to be the (president/secretary) of (name of the
corporation), a corporation, and that as such (president or secretary),
being authorized to do so, (he/she) executed the foregoing plan by
signing that the said corporation is the registered owner of the designated
land, that all necessary approvals of the plan have been obtained
and is endorsed thereon, and that (he/she/they) desire that the foregoing
plan be recorded according to law.
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Witness my hand and notarial seal, the day and year aforesaid.
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Notary Public
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My Commission Expires
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(SEAL)
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(4)
Approved notation by the Township shall be as follows:
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Approved by the Board of Supervisors of the Township of Nockamixon
this ____ day of __________, 20 _____.
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(5)
Township Planning Commission notations:
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Recommended for approval by the Nockamixon Township Planning
Commission this _____ day of __________, 20 _____.
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(6)
Bucks County Planning Commission notation:
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BCPC No. _____________________
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PROCESSED AND REVIEWED. Report prepared by the Bucks County
Planning Commission in accordance with the Municipalities Planning
Code.
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Certified this date ________________
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Executive Director, Bucks County Planning Commission
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(7)
Recording notation:
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Recorded in the office of the Recorder of Deeds, Bucks County,
Pennsylvania in Plan Book _____ Page _____ on the _____ day of __________,
20 _____.
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(8)
Signatures to appear on plan. The following signatures shall
be placed directly on the plan in black ink:
(a)
The owner or owners of the land. If the owner of the land is
a corporation, the signatures of the president and secretary and the
corporate seal shall appear.
(b)
The notary public acknowledging the owner's statement of
intent.
(c)
The licensed engineer and/or surveyor who prepared the plan.
If an architect and/or a landscape architect collaborated in the preparation
of the plan, his signature and seal shall also appear.
(d)
The Bucks County Planning Commission.
(e)
The Planning Commission of Nockamixon Township.
(f)
The Supervisors of Nockamixon Township.
Upon completion of public improvements (prior to acceptance of same by the Board of Supervisors in accordance with provisions set forth in Article VI of this chapter), the subdivider or developer will furnish the Township with as-built plans for all utilities, roads, and stormwater management facilities. As-built plans for detention/retention basins and/or underground storage facilities utilized to control stormwater discharge must be prepared and submitted to the Township Engineer for review immediately upon completion of rough grading to verify required stage/storage capacity. As-built plans for these facilities must be reviewed for compliance with stormwater management plan design requirements prior to any additional site work. As-built plans shall contain information listed in Appendix "D."
A.
Purpose. The traffic impact study will enable Nockamixon Township
to assess the impact of the proposed development on the transportation
system, both highways and public transportation, in the Township.
Purpose of the impact study is to insure that proposed developments
do not adversely affect the transportation network and to identify
any traffic problems associated with access between the site and the
existing transportation network. The study's purpose is also
to delineate solutions to potential problems and to present improvements
to be incorporated into the proposed development. The study shall
assist in the protection of air quality, conservation of energy and
encouragement of public transportation use.
B.
Traffic impact study shall be prepared by a qualified traffic engineer
and/or transportation planner with previous traffic study experience.
Procedures and standards for the traffic impact study are set forth
herein. Applicant may provide funds to the Township which may hire
a traffic engineer of its choice to conduct the study, if this procedure
is deemed appropriate by the Township.
C.
Applicability. A traffic impact study shall be submitted for all
subdivisions and land developments that meet one or more of the following
criteria:
(1)
Residential. Fifty or more dwelling units or lots.
(2)
Nonresidential subdivision. Ten lots or more.
(3)
Commercial. A commercial building or buildings consisting of
25,000 square feet or more of gross floor space (total floor area
on all floors within the exterior walls of the building).
(4)
Office. A development consisting of 25,000 square feet or more
of gross floor space.
(5)
Industrial. An industrial development consisting of 50,000 square
feet or more of gross floor area, or having more than 75 employees
(immediately or future) or with an expected daily traffic flow of
more than 150 vehicle trips per day.
(6)
Institutional. Any medical, educational or institutional development
consisting of 25,000 square feet or more of gross floor area.
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The Nockamixon Township Board of Supervisors, at its discretion,
may require any other subdivision or land development application
to be accompanied by a traffic impact study; provided, however, that
the Supervisors notify the applicant within 60 days following the
Planning Commission's first meeting to consider the proposal.
Such a notification shall specify the reason for the requirement,
citing the proposal's particular location or existing problems
or type of use (i.e., generation of heavy truck traffic).
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D.
Definitions.
(1)
Public Transportation. Transportation service for the general
public provided by a common carrier of passengers generally on a regular
route basis, or a private operator offering service to the public.
(2)
Study Area. This area will extend approximately 1/2 mile along
the adjacent roadways in both directions from all access points or
the first major intersection along these roadways. Where doubt exists,
the traffic engineer shall seek guidance from the Township Board of
Supervisors prior to the submission of the traffic impact study.
(3)
Major Intersection. Any intersection where traffic generated
by the proposal will have a significant impact on the operation of
the intersection and/or any other intersection involving an arterial
road. Where doubt exists, the transportation engineer shall seek guidance
from the Board of Supervisors prior to the submission of the traffic
impact study.
(4)
Volume/Capacity Analysis. This procedure compares the volume
of a roadway or intersection approach to its capacity (maximum number
of vehicles that can pass a given point during a given time period.)
The procedures described in the 1985 Highway Capacity Manual, Highway
Research Board Special Report 209, shall be followed.
(5)
Level of Service. Level of service, as described in the 1985
Highway Capacity Manual, indicates how well traffic moves on a particular
highway facility or through a specific intersection. There are six
levels of servicing ranging from "A" through "F." Level of service
"A" indicates generally free movement. Level of service "E" represents
maximum capacity of the facility. Level "F" indicates congestion.
Level of service "C" is considered the design level of service, representing
a stable traffic flow and a relatively satisfactory travel speed.
(6)
Trip Generation Rates. The total count of trips to and from
a study site per unit of land use as measured by parameters such as
dwelling units, acres, etc.
(7)
Warrants for Traffic Signal Installation. This is a series of
warrants which detail the minimum traffic or pedestrian volumes or
other criteria necessary for the installation of a traffic signal.
These warrants are contained in the Manual on Uniform Traffic Control
Devices for Streets and Highways, U.S. Department of Transportation,
Federal Highway Administration, 1988, as amended, or the most recent
version, whichever is later.
E.
General requirements and standards. A traffic impact study shall
contain the following information:
(1)
General site description. The site description shall include
the size, location, proposed land uses, construction staging and completion
date of the proposed subdivision or land development. If the development
is residential, types of dwelling units, shall also be included. A
brief description of other major existing and proposed developments
within the study area shall be provided. The general site description
shall also include probable socioeconomic characteristics of potential
site users to the extent that they may affect the transportation needs
of the site (i.e., number of senior citizens).
(2)
Transportation facilities description. The description shall
contain a full documentation of the proposed internal and existing
external transportation system. This description shall include proposed
internal vehicular, bicycle and pedestrian circulation, all proposed
ingress and egress locations, all internal roadway widths and rights-of-way,
parking conditions, traffic channelizations and any traffic signals
or other intersection control devices at all intersections within
the site.
The report shall describe the entire external roadway system
within the study area and include discussion of existing design deficiencies
and potential safety hazards. Major intersections in the study area
shall be identified and sketched. All existing and proposed public
transportation services and facilities within a one-mile radius of
the site shall also be documented. Report shall include review and
discussion of all available accident reports within the study area
during the prior three years. All future highway improvements, including
proposed construction and traffic signalization, shall be noted. This
information shall be obtained from the twelve-year Highway Capital
Program for the Delaware Valley Region and from the Pennsylvania Department
of Transportation. Any proposed roadway improvements due to proposed
surrounding developments shall be recorded.
(3)
Existing traffic conditions. Existing traffic conditions shall
be measured and documented for all roadways and intersections in the
study area. Existing traffic volumes for average daily traffic, peak
highway hour(s) traffic, and peak development generated hour(s), and
documentation shall be included in the report. A volume/capacity analysis
based upon existing volumes shall be performed during the peak highway
hour(s) and the peak development generated hour(s) for all roadways
and major intersections in the study area. Levels of service shall
be determined for each location using the 1985 Highway Capacity Manual
methodology.
(4)
Transportation impact of the development. Estimation of vehicular
trips to result from the proposal shall be completed for the average
daily peak highway hour(s) and peak development-generated hour(s).
Vehicular trip generation rates to be used for this calculation shall
be obtained from Trip Generation, An Informational Report, Sixth Edition,
Institute of Transportation Engineers, 1997 (as amended). These development-generated
traffic volumes shall be provided for the inbound and outbound traffic
movements as estimated, and the reference source(s) methodology followed
shall be documented. All turning movements shall be calculated. These
generated volumes shall be distributed to the study area and assigned
to the existing roadways and intersections throughout the study area.
Documentation of all assumptions used in the distribution and assignment
phase shall be provided. Traffic volumes shall be assigned to individual
access points. If school crossings are to be used, pedestrian volumes
shall be assigned to each crossing. Any characteristics of the site
that will cause particular trip generation problems shall be noted.
(5)
Analysis of transportation impact. The total future traffic
demand shall be calculated. This demand shall consist of the combination
of the existing traffic expanded to the completion year (using an
annual background traffic growth rate available), the development-generated
traffic, and the traffic generated by other proposed developments
in the study area. A second/volume capacity analysis shall be conducted
using the total future demand and the future roadway capacity. If
staging of the proposed development is anticipated, calculations for
each stage of completion shall be made. This analysis shall be performed
during the peak highway hour(s) and peak development-generated hour(s)
for all roadways and major intersections in the study area. Level
of service calculations shall be completed for all major intersections.
It is usually at these locations that capacity is most restricted.
All access points and pedestrian crossings shall be examined
as to the feasibility of installing traffic signals. This evaluation
shall compare the projected traffic and pedestrian volumes to the
warrants for traffic signal installation.
(6)
Conclusions and recommended improvements. Levels of service
for all roadways and intersections shall be listed. All roadways and/or
intersections showing a level of service below "C" shall be considered
deficient, and specific recommendations for the elimination of these
problems shall be listed. This listing of recommended improvements
shall include, but not be limited to, the following elements: internal
circulation design, site access location and design, external roadway
and intersection design/safety improvements, traffic signal installation
and operation including signal timing, and transit design improvements.
All physical roadway improvements shall be shown in sketches.
Existing and/or future public transportation service shall also
be addressed. A listing of all actions to be undertaken to increase
present public transportation usage and improve service, if applicable
shall be included. An analysis based on the guidelines contained in
the Bucks County Transportation Study, Phase I Report, shall be undertaken
to indicate whether or not future public transportation service should
be provided to the development.
The listing of recommended improvements for both roadways and
transit shall include, for each improvement, the party responsible
for the improvement, the cost and funding of the improvement and the
completion date for the improvement.
F.
Time of submission. The traffic impact study shall be submitted to
the Planning Commission with the preliminary plan submittal. Improvement
plans shall not be submitted to PennDOT until after review by the
Nockamixon Township Planning Commission and Board of Supervisors.
G.
Implementation. The Supervisors shall review the traffic impact study
to analyze its adequacy in solving any traffic problems that will
occur due to the land development or subdivision. The Supervisors
may decide that certain improvements contained on and/or adjacent
to the site and within the study area are necessary for land development
or subdivision plan approval and may attach these conditions to the
approval. If the municipality concludes that additional improvements
are necessary, the developer shall have the opportunity to resubmit
alternative improvements designs to obtain plan approval.
A.
General. The applicant shall submit the following information for review to insure that the proposed method of sewage collection, treatment, and disposal is adequate to serve the proposed subdivision or land development. The evaluation must establish that each proposed lot, building or structure will be served by an appropriate sewage system. An applicant proposing a single-family detached cluster development, pursuant to § 234-18.G of the Zoning Ordinance [Chapter 234], shall submit detailed plans as to how sewage facilities shall be supplied to each of the residences, which plans shall be subject to the approval of the Township. If a community treatment system, whether public or private, is proposed, the applicant shall provide means satisfactory to the Township to assure the long term operation, maintenance, repair and replacement of such system. The sewage treatment system proposed shall be in accordance with the Palisades Area Sewage Facilities Plan (as amended).
B.
Development applications. The applicant shall make application to
the Pennsylvania Department of Environmental Protection (DEP) which
shall determine whether or not the application will require submission
of planning modules. Applicant shall provide written verification
of the decision of the Pennsylvania DEP.
C.
If Pennsylvania DEP determines that planning modules are required
for the proposed development, then the following steps must be taken.
(1)
In order to be deemed a complete subdivision or land development
application, any application for preliminary subdivision or land development
approval must be accompanied by a duly completed Department of Environmental
Protection sewage facilities planning module. Such planning module
shall also meet all the requirements contained in 25 Pa. Code, Chapter
71.
(2)
Such application and planning module shall meet all the procedural
and content requirements of 25 Pa. Code, Chapter 71, §§ 71.52
and 71.53, including the requirement that they be accompanied by the
comments on the planning module of the Bucks County Health Department
and the Bucks County Planning Commission. Evidence that the sewage
facilities planning module has been before these agencies for 60 days
without comment shall be sufficient to satisfy this requirement.
(3)
The Township shall review and act upon the planning modules
in accordance with the requirements and criteria set forth in 25 Pa.
Code, Chapter 71, and may refuse to adopt a proposed revision to its
official sewage facilities plan for new land development for reasons
including, but not limited to, the following:
(a)
The plan is not technically or administratively able to be implemented.
(b)
Present and future sewage disposal needs of the area, remaining
acreage or delineated lots are not adequately addressed.
(c)
The plan is not consistent with the Township land use plans
and ordinances, this chapter, or other ordinances or plans controlling
land use or development.
(d)
The plan is not consistent with the comprehensive sewage program
of the Township as contained in its official sewage facilities plan.
(e)
The plan does not meet the consistency requirements set forth
in 25 Pa. Code, Chapter 71, § 71.21(a)(5)(i)-(iii).
(4)
When the Township refuses to adopt a proposed revision to the
official sewage facilities plan, it shall state the reasons for the
refusal and forward a copy of this statement to the person making
the submission and to the Department of Environmental Protection.
(5)
When the Township adopts the proposed revisions to the official
sewage facilities plan, the Township shall forward the proposed revisions
to the Department with the information required by 25 Pa. Code, Chapter
71, § 71.52. Adoption of the proposed revisions of the official
plan shall be by resolution of the Board of Supervisors.
(6)
Approval of the planning modules by the Pennsylvania Department
of Environmental Protection shall be a condition of subdivision or
land development plan approval by the Township.
D.
Requirements for final plan approval. Where on-lot sewage disposal
is proposed, final plan approval shall not be granted for any subdivision
or land development until satisfactory evidence has been presented
by the applicant to the Township that the Bucks County Health Department
and the Pennsylvania Department of Environmental Protection have determined
that the lots proposed for subdivision are generally suitable for
on-lot septic systems and provided further that a note shall be placed
on the final plans as follows:
"The planning module for land development has been approved
by the Pennsylvania Department of Environmental Protection and the
Bucks County Department of Health as to the subdivision plan. However,
the septic system permit has not been issued for the lot(s) upon which
new building(s) are proposed. Prior to issuance of a building permit,
a septic system permit shall be obtained and presented to the Zoning
Officer for each new building."
Additionally, all conditions of Pennsylvania Department of Environmental
Protection and Bucks County Department of Health including, without
limitation, maintenance agreements for specific systems, shall be
deemed to be part of any plan approval.
A.
All projects withdrawing 10,000 gpd or greater of groundwater or
surface water, or a combination of these two sources are required
to obtain a permit from the DRBC. Copies of all submissions by the
applicant to the DRBC shall be sent to the Township. Additionally,
copies of all submissions to the Department of Environmental Protection
(DEP) and all correspondence received by the applicant from the DEP
shall be forwarded to the Township.
B.
All water withdrawal projects will be reviewed by the Township. A
water resources impact study shall be required when the proposed development
is not served by public water supplied by a Municipal Authority approved
by the Township; and as required by Township Ord. No. 62,[1] and codified as Chapter 228 in the Code of Nockamixon Township.
C.
The water impact study shall be prepared by a hydrologist or professional
engineer qualified to conduct groundwater investigations. The purpose
of the study will be to determine if there is an adequate supply of
water for the proposed use and to estimate the impact of the additional
water withdrawals on existing nearby wells, underlying aquifers and
streams. The Township Engineer shall be involved in the study as the
Township feels is necessary and appropriate.
D.
A water system which does not provide an adequate supply of water
for the proposed use, considering both quality and quantity; and/or
adversely affects nearby wells and streams shall not be approved by
the Township.
E.
The adequacy of water supply shall be determined based upon the assumption
that there are 3 1/2 persons per dwelling unit using 75 gallons
of water per person per day. For nonresidential uses, water usage
shall be determined in accordance with sanitary sewage design flow
provided in PADEP [25 Pa. Code] Chapter 73 for the specific use(s)
proposed, or the guidelines for public water supply as indicated below.
The applicant shall submit an analysis which evaluates the consistency
between the proposed use and the groundwater preservation guidelines
included in the Township's Sewage Facilities Plan/201 Facilities
Plan.
F.
The water impact study shall be signed by the person(s) preparing
the study and shall include the following information:
(1)
Calculations of the projected water needs using the criteria
set forth in the following references:
(a)
Public Water Supply Manual, Bureau of Water Quality Management
Publication No. 15 by the Pennsylvania Department of Environmental
Protection, Harrisburg, Pennsylvania.
(b)
Guide for Determination of Required Fire Flow by the Insurance
Services Office (ISO) as modified.
(c)
American Water Works Association Standards and Manuals for the
American Water Works Association, Denver, Colorado.
(2)
A geologic map of the area within a one-mile radius of the site.
(3)
The location of all faults, lineaments and fracture traces within
one mile of the site.
(4)
The locations of all existing and proposed wells within one
mile of the site, and all large withdrawal wells (10,000 gpd+) within
one mile of the site.
(5)
The location of all existing and proposed on-lot septic systems
within one-quarter mile of the site.
(6)
The location of all streams, perennial and intermittent, within
one mile of the site.
(7)
A discussion of the aquifers underlying the site and their long-term
drought recharge capability based on accepted published data or detailed
site specific investigations.
(8)
Based on the drought recharge capacity of the underlying aquifer
and the calculated daily groundwater withdrawals of the project, a
hydrologic budget shall be calculated for the site property itself,
and for the area within one-quarter mile of the site.
(9)
Based on the results of the hydrologic budget, a determination
shall be made on whether or not the potential exists for adverse affects
on the hydrologic environment caused by the project.
(10)
The study shall include a brief statement of the qualifications
of the person(s) preparing the study.
G.
The following site specific investigations shall be required:
(1)
For each well that is constructed:
(a)
An accurate geologic log should be constructed during the drilling
of the well giving a detailed description of the type and thickness
of rocks encountered. Additionally, the log should contain information
on the depth and thickness of all water bearing zones encountered
and the yield from each zone. Yield from the well must be measured
using a quantitative method.
(b)
Samples shall be collected every 20 feet during drilling, or
at each change in rock type. Each sample shall be placed in a nonbreakable
container. The container, in a sturdy box, shall be made available
to the Township.
(2)
A pumping test of not less than 48 hours duration shall be conducted
at a rate of not less than 150% of the intended long-term withdrawal
from the well. The forty-eight-hour test shall be conducted at a constant
pumping rate that should not deviate greater than +/- 5% during the
test.
(3)
In order to determine the impact of the project well on existing
wells, a representative sample of existing wells, evenly spaced around
the pumping well, shall be monitored for changes in water level.
The number and location of monitoring wells shall be subject
to approval by the Township Planning Commission. Sufficient well monitoring
shall be performed to allow for the construction of hydrographs showing
a continuous record of well levels before, during and after the pumping
test.
(4)
A means of accurately measuring the well discharge shall be
provided subject to approval by the Township.
(5)
Well discharge shall be directed away from the site by a method
suitable to the Township and to a point suitable to the Township.
(6)
Records shall be compiled in typewritten form to include the
following information:
(a)
Name of driller and personnel conducting test.
(b)
Description of test well to include horizontal and vertical
dimensions, casing installed and grouting details.
(c)
List of formation samples.
(d)
Static water level immediately prior to yield testing.
(e)
Hydrograph of depth to water surface during test pumping and
recovery period at the test well showing corresponding pump and discharge
rate in gallons per minute and time readings were taken.
(f)
Log of depth to water surface at existing and monitoring wells
during test pumping period showing time readings were taken.
(7)
A report shall accompany the test well data which analyzes and
interprets all of the data as to the impacts on the groundwater supply
and existing wells. Conclusions shall be drawn from the analysis.
(8)
The submission to the Township shall include any and all applications,
reports, or supplemental information submitted to the Pennsylvania
Department of Environmental Protection and/or the Delaware River Basin
Commission.
When the National Wetlands Inventory (NWI) Maps or other mapping duly adopted by the Township indicate wetlands on a site or when a site contains hydric soils (Refer § 196-202) or an area with a predominance of wetlands vegetation (Refer Appendix "F"), an on-site investigation shall be conducted to determine if wetlands are present on the site. A landowner or an applicant shall use one of the following methods to delineate wetlands:
A.
Wetland boundaries shall be delineated through an on-site assessment
which shall be conducted by a professional soil scientist or others
of demonstrated qualifications. Such a person shall certify that the
methods used correctly reflect currently accepted technical concepts,
including the presence of wetlands vegetation, hydric soils and/or
hydrologic indicators. A study shall be submitted with sufficient
detail to allow a thorough review by the municipality. The study must
be approved by the Governing Body, and shall be validated by the U.S.
Army Corps of Engineers.
A.
Application and purpose. The following information must be prepared
in a narrative format for all land developments and major subdivisions.
The information requested below is the minimum requirement. Additional
information or detail may be requested by the Township Supervisors
at their option. This information shall be utilized for information
purposes only during the Township plan review process. Narrative shall
be part of plan approval conditions unless otherwise deemed by the
Board of Supervisors.
B.
Information required.
(1)
Owner of record.
(2)
Tax parcel number(s) and deed book page number where recorded.
(3)
Site gross and net lot areas.
(4)
Existing street access and frontages, specifying names, route
numbers, existing and ultimate rights-of-way, cartway width, and condition
and circumstance which may affect the road's future use.
(5)
Existing property restrictions, including all special purpose
or utility easements or rights-of-way.
(6)
Zoning classification on site and adjoining parcels.
(7)
Location and size of existing utilities including, but not limited
to, sewer, water and storm drainage facilities.
(8)
A brief description of site topography, including grades, high
and low elevations, vegetation, streams, and other bodies or marsh
areas, existing structures and any historical aspects of the site
or existing structures.
(9)
Proposed land use(s) including, but not limited to, dwelling
unit types and percent mix, nonresidential uses, and percent of proposed
uses, bedroom mix, lot sizes, densities, and open space location and
size.
(10)
Development phasing, when applicable.
(11)
Approximate construction period, i.e., the start-up and close-down
of project construction.
(12)
The following additional information shall be provided for nonresidential
uses. Information shall address the initial conditions proposed and
the expected future maximum condition:
(a)
Description of use/business(s) proposed to occupy the property.
(b)
Hours of operation.
(c)
Maximum number of employees on each shift.
(d)
Number and type of vehicles to be stored on site.
(e)
Amount and type of outdoor storage required.
(f)
Frequency and typical time of deliveries to the facility.
C.
Land use compatibility information.
(1)
A description of the surrounding land uses, specify types, condition,
distances, and overall character, taking special note of environmental
features, such as forests, streams, lakes, wildlife, etc.
(2)
A narrative evaluation of the proposed development impacts on
the surrounding land uses, with emphasis on visual, air, and noise
aspects of the proposed development. Also, included in this evaluation
must be required or desirable screening and buffering facilities and
open space areas.
D.
Narrative shall be updated and resubmitted at time of final plan
submission based on modifications/additions to the plan made pursuant
to preliminary plan review/conditions of approval.
A.
Environmental and cultural impact assessment report is a written assessment which objectively describes, analyzes, and documents both the beneficial and adverse environmental and cultural effects of a proposed project and the measures to be undertaken to mitigate adverse effects in accordance with provisions set forth in this chapter the Township Zoning Ordinance [Chapter 234], and other applicable Township ordinances. The following information must be submitted to the Township as part of the preliminary and final plan application for all subdivision and land development plans.
B.
Required contents of report.
(1)
Existing features plan prepared in accordance with § 196-403.D
of this chapter.
(2)
Aerial photograph of the site with the project boundary clearly
identified. Photograph must include all areas within 500 feet of the
site boundary. Ridgelines and watershed boundaries shall be identified
on the photograph. Photograph shall be prepared at a scale of one
inch equals 200 feet or one inch equals 100 feet.
(3)
Ground photographs of the site with a key map for identification.
Features photographed should include hydrogeologic features, current
or prior land uses, wells, sewage systems, dumpsites, and road frontage,
as well as general topography.
(4)
Floodplains/floodways for all watercourses on or adjacent to the property to be developed shall be identified with source information/supporting calculations provided. Report shall address impact to floodplains/floodways proposed by the project, and indicate methods utilized to minimize impact. Compliance with regulations of Zoning Ordinance [Chapter 234], Article VIII, must be verified.
(5)
A map depicting geological characteristics of the property (i.e.,
fault lines, fractures, rock formation boundaries, etc.).
(6)
A map identifying soil types located on the property in addition
to discussion of the soil properties and their impact on the proposed
development. Report shall include information related to soil characteristics,
such as, agricultural classification, depth to bedrock, water table,
and suitability for sewage disposal. Any test data collected should
be included in the report.
(8)
A map showing the hydrologic features of the property including
wetlands, area of high water table, watercourses, surface waters,
springs, aquifer recharge areas, groundwater resources, floodways,
etc., and proposed extent of hydrologic feature disturbance. Classification
of all watersheds/watercourses shall be identified (i.e., EV, HQ,
etc.).
(9)
Copy of Pennsylvania National Diversity Inventory (PNDI) search
form and PA Fish and Boat Commission Species Impact Review (SIR) request
form for the project. Any areas of rare plant/animal species and habitat
identified by PNDI or SIR must be identified on project maps. Method
to preserve same must be identified in the report. Maps shall include
delineation of vegetation and site characteristics which support the
plant/animal species identified on the tract.
(10)
Copy of wetland delineation report with U.S. Army Corps of Engineers Jurisdictional Determination (pursuant to § 196-408 of this chapter), including extent of proposed disturbance and proposed mitigation.
(11)
When community or private wells are proposed for water supply, a discussion of existing groundwater characteristics of the property shall be submitted including, but not limited to, depth of groundwater, available groundwater withdrawal rates, and existing wells within 100 feet of the site. A water resources impact study shall be submitted where required pursuant to § 196-408 of this chapter and Chapter 228 of the Code of Nockamixon Township, as amended.
(12)
Historic and archeological resources located on or within 500
feet of the property shall be identified and described. Copy of Historical
Resource Determination Notice submitted to Pennsylvania Historical
and Museum Commission and their response must be included in the report.
Nockamixon Township Environmental Resource Inventory prepared by the
Environmental Advisory Council in 1993 must be consulted to identify
resources. Method proposed to preserve and/or document identified
resources shall be discussed.
(13)
Any utilities which must be extended off site to serve the project
including, but not limited to, telecommunications, electric, sanitary
sewer, natural gas, and water, shall be identified. Proposed extent/path
of off-site extension must be shown on a plan including proposed disturbance
of natural resources for same.
(14)
Proposed method of sewage disposal must be identified, and compliance with Township Act 537 Plan and § 196-407 of this chapter shall be discussed.
(15)
Proposed compliance with Township Stormwater Management Ord. No. 106 [Chapter 190], as amended, shall be discussed including use of best management practices to mitigate stormwater runoff, encourage infiltration, and improve water quality. Any proposed alteration to the natural drainage patterns of the site shall be identified and discussed relative to impact on hydrogeologic features and development alternatives.
(16)
Report shall include a discussion of the project's expected
impact on air quality, noise, light pollution, traffic patterns, area
hydrology, erosion, natural resources (including high quality/exceptional
value watersheds and wild and scenic rivers), and the health, safety,
and welfare of the public. The above information shall be considered
informational only, except where specific provisions of the Code of
Nockamixon Township apply.
C.
Maps, plans, reports, and narratives required above may be combined
where appropriate.
D.
Report narrative shall include a discussion of the applicable requirements of Subsection B above, and indicate proposed methods/alternatives to minimize and/or eliminate impact to disturbance of environmental and cultural resources. Report shall identify how plan complies with Township, State, and Federal regulations; and Township Open Space Plan, Comprehensive Plan, and Act 537 Plan. Additionally, report shall address proposed mitigation of resource impact, maintenance of facilities, and restrictions on future development if proposed.
E.
Report shall identify all State, local, and/or Federal permits which
are required for the proposed project.
G.
All persons who participated in report preparation shall be identified,
including their relevant qualifications.
H.
Report must be updated at time of final plan submission to address
any modifications developed through the preliminary plan review process.
