Action Items

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2 Action Items

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6 Act 247 Reviews

7 Subdivision & Land Development

8 Act 247 Reviews of Proposed Development 9 during January 2015 Symbols 2 3 Residential Lots/Units Non-Residential Square Feet Other D D 1-10,000 10, , ,001-1,200,000 Mixed Use Not Consistent with Livable Landscapes2 Livable Landscapes2 7 Note: Excludes lot line revisions, lot consolidations, second reviews, sketch plans, and surface parking, UNLESS those reviews cited unique or significant community impacts # PLAN # PLAN TITLE 1 LD Hanger Expansion Project 2 LD Longview Property Group 3 LD The Lofts at Church Street 4 LD Bob Gress Signature HVAC 5 LD East Brandywine Center 6 LD Church Farm School 7 LD State Street Products Company, Ltd. LD Northwyn Court Apartments 9 LD Spring Valley Community Church 10 LD Bombay Enterprises 11 LD Ashbridge Commons Hotel 12 LD Great Valley Corporate Center Che 13 SD Century Oak Phase IIB Growth Areas Urban Suburban Suburban Center Rural Resource Areas Agricultural Rural Rural Center Miles

9 To: Chester County Planning Commission From: Planning Staff Re: 247 Activity - 1/1/2015 to 1/31/2015 SUBDIVISION AND LAND DEVELOPMENT APPLICATIONS Applications consist of the following land use types: LAND USE PROP. LOTS/UNITS Sfr YEAR TO DATE PROP. LOTS/UNITS YEAR TO DATE PROP. LOTS/UNITS TOTAL PROP. LOTS/UNITS Apt ,173 Ths Twn Mh Agr Com Ind Ins TOTALS: ,343 UNOFFICIAL SKETCH PLAN EVALUATIONS Applications consist of the following land use types: LAND USE PROP. LOTS/UNITS Sfr YEAR TO DATE PROP. LOTS/UNITS YEAR TO DATE PROP. LOTS/UNITS TOTAL PROP. LOTS/UNITS Apt Ths Twn Mh Agr Com Ind Ins TOTALS:

10 Subdivision & Land Development Review Reports

11 Subdivision and Land Development Reviews 1/1/2015 thru 1/31/2015 Community Name Municipality Plan # Title Acreage Land Use Lots/Units Roads (L Feet) (+, -, N/R) Landscapes2 Central City of Coatesville SD The Presbyterian Church of Coatesvi 0.6 Ins 2 N/R East Brandywine Township LD East Brandywine Center Com 2 1,00 + Com East Caln Township LD Ashbridge Commons Hotel Com 1 + Upper Uwchlan Township LD Struble Trail - Trailhead 3.24 Ins 1 + Improveme Eastern East Pikeland Township SD Longview Property Group 4.91 Apt 1 + East Pikeland Township LD Longview Property Group Apt 15 + Com Phoenixville Borough LD The Lofts at Church Street 0.7 Apt 60 + Tredyffrin Township SD Great Valley Corporate Center - Che Com 1 + Tredyffrin Township LD Great Valley Corporate Center - Che 46.7 Com 1 + Northern North Coventry Township LD Spring Valley Community 7.39 Ins 1 + Church Southeastern New Garden Township LD Hanger Expansion Project.79 Com 2 + New Garden Township SD John M. Thompson 3.99 Sfr 3 + Southwestern East Nottingham Township LD State Street Products Company, Ltd Com 2 + East Nottingham Township SD Century Oak Phase IIB Sfr 14 - Lower Oxford Township SD Bombay Enterprises Com 1 + Lower Oxford Township LD Bombay Enterprises Com 2 + Com Lower Oxford Township SD The Estate of Donald C. Sebastian Agr 2 + Upper Oxford Township SD Homeville Cemetary Co 0.44 Ins 2 + West Chester West Goshen Township LD Bob Gress - Signature HVAC 0.49 Com 1 + West Whiteland Township LD Northwyn Court Apartments 5.0 Apt 20 + West Whiteland Township LD Church Farm School Ins 1 3,729 + February 02, 2015 Page 1 of 2

12 Community Name Municipality Plan # Title Acreage Land Use Lots/Units Roads (L Feet) (+, -,N/R) Landscapes2 County Totals ,09 Municipalities Reviews Acreage Lots/Units Linear Feet There are 19 plans consistent, 1 plans inconsistent, and 1 plans with no relevance to Landscapes2. February 02, 2015 Page 2 of 2

13 Structure Square Footage/Use Per Land Development for 1/1/2015 thru 1/31/2015 Municipality Planning Square Number of Total Number Title Footage Structure Use Buildings Lots/Units Acreage East Brandywine Township LD East Brandywine Center 74,09 Com Retail Com Bank East Caln Township LD Ashbridge Commons Hotel 65,174 Com Hotel/Resort/Inn East Nottingham Township LD State Street Products Company, Ltd. 30,500 Com East Pikeland Township LD Longview Property Group 21,000 Residential Apt Com Retail Lower Oxford Township LD Bombay Enterprises 12,000 Com Warehouse Com Office Building New Garden Township LD Hanger Expansion Project 25,500 Com North Coventry Township LD Spring Valley Community Church 14,000 Ins Religious Organization Tredyffrin Township LD Great Valley Corporate Center - Che 109,00 Com West Goshen Township LD Bob Gress - Signature HVAC 7,145 Com Office Building West Whiteland Township LD Church Farm School 12,5 Ins Dormitory Grand Total 10 4, February 02, 2015 Page 1 of 1

14 Unofficial Sketch Evaluations 1/1/2015 thru 1/31/2015 Municipality Plan # Title Acreage Land Use Lots/Units Roadway (L Feet) Lower Oxford Township LD Landhope Realty, Co Com 2 Com Grand Total Reviews Acreage Lots/Units Linear Feet February 02, 2015 Page 1 of 1

15 Subdivision & Land Development Letters

16 Lewis Gay, Secretary New Garden Township 299 Star Rd. Landenberg, PA January 21, 2015 Re: Final Land Development - Hanger Expansion Project # LD New Garden Township Dear Mr. Gay: A final land development plan entitled "Hanger Expansion Project", prepared by Crossan Raimato, Inc., and dated December 1, 2014, was received by this office on January, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - on the west side of Newark Road, north of Baltimore Pike. Site Acreage -.79 acres UPI E Landscapes2 Designation - Suburban Landscape Watersheds Designation Upper East Branch subbasin of the White Clay Creek watershed. PROPOSAL: The applicant proposes the construction of two aircraft hangars totaling 25,500 square feet. No new sewage disposal or water supply is proposed. The project site is located in the ADZ-Airport Development Zone zoning district. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all New Garden Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Suburban Landscape. ccplanningchesco.org Web site:

17 Page: 2 Re: Final Land Development - Hanger Expansion Project # LD New Garden Township WATERSHEDS: The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Upper East Branch subbasin of the White Clay Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the White Clay Creek watershed include: Reduction of stormwater runoff, Restoration of water quality of impaired streams, and Protection of vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the White Clay Creek watershed can be found in Part 10 of Watersheds. PRIMARY ISSUES: 5. The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions. We note that the southern hangar will be constructed over an existing stormwater pipe. It is unclear whether this existing stormwater infrastructure will continue to be used to capture runoff from the main access drive and the area to the east of the drive. The plan indicates that the existing catch basin located south of where the pipe runs under the proposed hangar will have the grate replaced by a solid top. The Township engineer should verify the invert elevations for the next catch basin downstream of the basin with the solid top, because the elevations do not appear to be correct for proper drainage. We endorse the use of oil/debris snouts in the new stormwater management system; the Township should require appropriate maintenance of this facility to prevent contaminants from reaching the proposed stormwater management basin and the wetlands beyond.

18 Page: 3 Re: Final Land Development - Hanger Expansion Project # LD New Garden Township 6. The Township should verify that the design and location of the proposed hangar lighting (as depicted on Sheet # 9) conforms to ordinance requirements. The illumination should be directed downward from the hangar walls and be oriented to reduce glare on the taxiways. The Township should consider what measures could be used to extinguish these lights when they are not being used, such as motion sensors, timers or remote switching. 7. The site is located within the White Clay Creek Watershed, the Township should verify that the plan is consistent with Management Plan for the White Clay Creek Wild and Scenic River. This report does not review the plan for compliance with all aspects of your ordinance, as this is more appropriately done by agents of New Garden Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that New Garden Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/GPB Attachment cc: Tony Scheivert, Township Manager Elizabeth Gordon, Board of Supervisors Chair Robert Bowe, Planning Commission Chairman Donald Suckstorff, Zoning Officer Crossan Raimato, Inc. Ronald T. Bailey, AICP Secretary

19 Page: 4 Re: Final Land Development - Hanger Expansion Project # LD New Garden Township ATTACHMENT ADMINISTRATIVE NOTES: The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. The applicant is requesting four waivers from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage. The Township should verify that the proposed development plan conforms to ordinance landscaping and screening requirements.

20 January 2, 2015 E. Jean Krack, Borough Manager Phoenixville Borough 351 Bridge St. Phoenixville, PA Re: Preliminary/Final Land Development - The Lofts at Church Street # LD Phoenixville Borough Dear Mr. Krack: A preliminary/final land development plan entitled "The Lofts at Church Street", prepared by KMS Design Group LLC, and dated December 31, 2014, was received by this office on January 13, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - on the southwest corner of Church Street and Dean Street Site Acreage acres UPI E Landscapes2 Designation - Urban Landscape. Watersheds Designation The site drains directly to the Schuylkill River. PROPOSAL: The applicant proposes the construction of a four story apartment building with 60 senior residential units and 10 standard units sited on a 0.7 acre parcel with 4 parking spaces proposed. The site will be served by public water and public sewer. The project site is located in the TC-Town Center zoning district. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Phoenixville Borough requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Urban Landscape. ccplanningchesco.org Web site:

21 Page: 2 Re: Preliminary/Final Land Development - The Lofts at Church Street # LD Phoenixville Borough 2. With the 12-mile Schuylkill River as its spine, the Schuylkill River National and State Heritage Area includes a wide diversity of historic, recreational and cultural attractions in Chester and adjacent counties. This area includes all or portions of the Townships of Charlestown, East Coventry, East Nantmeal, East Pikeland, East Vincent, East Whiteland, Easttown, North Coventry, Schuylkill, South Coventry, Tredyffrin, Upper Uwchlan, Uwchlan, Warwick, West Nantmeal, West Pikeland, and West Vincent Townships, as well as the Boroughs of Elverson, Spring City, Phoenixville, and Malvern. Landscapes recognizes the Schuylkill River National and State Heritage Area as an overlay area on the Livable Landscapes Map. Overlay areas do not replace the underlying landscape categories, but they identify areas where special protection measures should be considered and where development activity may require additional precaution. Landscapes promotes preservation efforts to keep these historic, recreational and cultural resources intact. The Landscapes Vision for the Schuylkill River National and State Heritage Area recommends that: Adjacent development will use context-sensitive design to integrate development and open space with these resources. WATERSHEDS: In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipality's Act 167 stormwater management ordinance. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 5. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information).

22 Page: 3 Re: Preliminary/Final Land Development - The Lofts at Church Street # LD Phoenixville Borough Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Schuylkill River watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Schuylkill River watershed include: Implementation of comprehensive stormwater management, Restoration of water quality of impaired streams, and Protection of vegetated riparian corridors.these concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Schuylkill River watershed can be found in Part 10 of Watersheds. We endorse the use of a rain garden in the stormwater facilities management design. The Borough should verify that the applicant has a stormwater facilities maintenance plan to ensure proper maintenance of the system. PRIMARY ISSUES: The Borough s emergency service providers should be requested to review the plan to ensure the design and specifications of all emergency service facilities and that safe access and egress is provided for this site. It appears that a portion of Dean Street from Church Street to the parking lot entrance is to be converted to two-way traffic from its current one-way configuration. The Borough and the applicant should discuss what measures can be implemented to make drivers aware of this change to avoid head-on accidents. The Borough should ensure that Dean Street is wide enough at the intersection with Church Street to accommodate this change and provide for additional room to permit drivers to make crash avoiding movements. The Borough should verify that the design and location of all proposed outdoor lighting, as depicted on Sheet #10, conforms to ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses. The plan indicates that an ornamental metal fence will be placed along the Hall Street frontage. The Borough and the applicant should verify that the design of the fence will prevent the headlights of vehicles parking at night in this area of the lot from impacting the residents on the south side of Hall Street. The Borough should ensure that this proposal conforms to the requirements of the Chester County Department of Emergency Services relating to the provision of emergency radio in-building amplifying equipment, to ensure the continuity of reliable emergency radio communications using the Chester County radio system. The applicant should contact the County Department of Emergency Services Technical Division at for more information on this issue.

23 Page: 4 Re: Preliminary/Final Land Development - The Lofts at Church Street # LD Phoenixville Borough This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Phoenixville Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Phoenixville Borough and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB Attachment cc: Adam Supplee, KMS Design Group LLC Bruce Weinsteiger, Phoenix View Phonexiville Borough Phoenix Group LP James C. Kovaleski, Borough Council President Teena Peters, Planning Commission Chair Beverly Wassel, Phoenixville Borough, Planning Commission Secretary Chester County Conservation District

24 Page: 5 Re: Preliminary/Final Land Development - The Lofts at Church Street # LD Phoenixville Borough ATTACHMENT ADMINISTRATIVE NOTES: The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

25 Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA 1930 January 7, 2015 Re: Final Land Development - Bob Gress - Signature HVAC # LD West Goshen Township Dear Mr. LaLonde: A final land development plan entitled "Bob Gress - Signature HVAC", prepared by D.L. Howell & Associates, Inc., and dated September 4, 2014, was received by this office on December 10, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - the east side of Wilson Avenue, south of East Market Street Site Acreage acres UPI F-120 Landscapes2 Designation - Urban Landscape Watersheds Designation - Goose Creek subbasin of the Chester Creek watershed PROPOSAL: The applicant proposes the construction of a 7,145 square foot commercial building, and 19 parking spaces. The project site, which will be served by onsite water and public sewer, is located in the C-5 General Highway Commercial zoning district. RECOMMENDATION: The Commission recommends that all West Goshen Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Urban Landscape. ccplanningchesco.org Web site:

26 Page: 2 Re: Final Land Development - Bob Gress - Signature HVAC # LD West Goshen Township WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Goose Creek subbasin of the Chester Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Chester Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Chester Creek watershed can be found in Part 10 of Watersheds. 3. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalities Act 167 stormwater management ordinance. 4. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 5. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). PRIMARY ISSUE: 6. The Chester County Planning Commission does not endorse the use of on-site water for commercial uses, due to the potential for high water flows and the contamination of groundwater resources. We strongly recommend that the applicant connect to public systems in consideration of potable water safety and water supply dependability.

27 Page: 3 Re: Final Land Development - Bob Gress - Signature HVAC # LD West Goshen Township This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Goshen Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that West Goshen Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Signature HVAC Inc. Dana Daniel, LLC D.L. Howell & Associates, Inc. Chester County Health Department Ronald T. Bailey, AICP Secretary

28 Page: 4 Re: Final Land Development - Bob Gress - Signature HVAC # LD West Goshen Township ADMINISTRATIVE NOTES: ATTACHMENT 1. A copy of the plan should be submitted to the Chester County Health Department (CCHD) for their review and comment on the proposed water supply. The municipality from the appropriate authority and company prior to final plan approval, if applicable, should receive confirmation on the availability of sufficient water capacity. 2. A minimum of five (5) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department.

29 January 14, 2015 Scott T. Piersol, Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA Re: Preliminary Land Development - East Brandywine Center # LD East Brandywine Township Dear Mr. Piersol: A preliminary land development plan entitled "East Brandywine Center", prepared by Arna Engineering, and dated June 30, 2014, was received by this office on December 15, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - the north side of Horseshoe Pike (Route 322), and the west side of North Guthriesville Road (State Route 4013), near Bollinger Road Site Acreage acres UPI , Landscapes2 Designation - Suburban Landscape Watersheds Designation - Beaver Creek subbasin of the Brandywine Creek watershed PROPOSAL: The applicant proposes the construction of a 65,401 square foot retail building (Retail A), a 4,600 square foot retail building (Retail B), and a 4,0 square foot bank building with drive-through facilities, 359 parking spaces and 1,00 linear feet of public roadway. Primary vehicular access to the site will be provided from the modified signalized entrance on Route 322, which currently serves the adjoining Brandywine Village Shopping Center to the east (the existing driveway connection to the adjoining shopping center site will be modified). A secondary right-out egress is provided on Route 322, approximately 370 feet to the west of the main entrance. Additionally, the plan depicts the construction of a public connector road extending from the main driveway entrance on Route 322 to North Guthriesville Road. Furthermore, improvements to the Route 322/North Guthriesville Road intersection are specified on Sheet 3. The project site, which will be served by public water and public sewer, is located in the MU Mixed Use and R-3 Residential zoning districts (the proposed retail and bank buildings are located on the portion of the site zoned Mixed Use). RECOMMENDATION: The Commission recommends that all East Brandywine Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan. ccplanningchesco.org Web site:

30 Page: 2 Re: Preliminary Land Development - East Brandywine Center # LD East Brandywine Township COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Beaver Creek subbasin of the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds. 3. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalities Act 167 stormwater management ordinance. 4. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 5. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information).

31 Page: 3 Re: Preliminary Land Development - East Brandywine Center # LD East Brandywine Township BACKGROUND: 6. The Chester County Planning Commission has previously reviewed an earlier version of the East Brandywine Center project on July 1, 2010 (CCPC# LD ), which addressed the construction of a 66,412 square foot supermarket, a 2,600 square foot retail building ( Retail B ), and 3,055 square foot bank building with drive-through facilities, and 360 parking spaces. We note that a traffic study was included as part of the previous land development plan submission. We note that the proposed revisions depicted in the latest plan submission include changing the location of the proposed bank building from the easternmost portion of the site (to the immediate east of the proposed entrance drive) to the immediate west of the proposed entrance drive. PRIMARY ISSUES: 7. The plan depicts an existing 70 foot right-of-way for this section of Route 322. The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies Route 322 as a major arterial road. The memorandum recommends a 100 to 150 foot-wide right-of-way for major arterial roads to accommodate future road improvement. We recommend that the applicant contact PennDOT to determine the appropriate right-of-way for this section of Route The plan appears to depict a 33 foot wide right-of-way for North Guthriesville Road (State Route 4013). The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies North Guthriesville Road as a local distributor road. The memorandum recommends a 33 to 50 foot-wide right-of-way for local distributor roads to accommodate future road improvement. As stated in our previous review (CCPC# LD , dated July 1, 2010), while the proposed right-of-way width does meet the minimum right-of-way width recommended in the Commission s Technical Memorandum, we suggest that the applicant contact PennDOT to determine whether any additional right-of-way is required for this section of North Guthriesville Road. 9. We endorse that sidewalks will be provided, along with crosswalk areas and curb ramps. Sidewalks are considered an essential element for new construction in the Suburban Landscape. We acknowledge the plan depicts the proposed sidewalk network extends along the proposed connector road from Route 322 to North Guthriesville, and also extends to the adjoining retail site to the east and the proposed retail and bank buildings. We suggest that the applicant and Township consider providing a shorter pedestrian connection to the bank building. 10. The Zoning Table on Sheet 3 identifies that the applicant is requesting 25 more parking spaces than required by the Township Zoning Ordinance. We suggest that the applicant and the Township evaluate the actual anticipated parking demand for this facility, and determine whether all the proposed parking spaces will be necessary. If fewer spaces are required, we suggest that the extra spaces could be landscaped and held in reserve instead of being paved. The reserve spaces could be installed in the future if it becomes evident that they are actually needed. Reserving parking spaces in this manner can help to reduce initial construction costs, limit the creation of impervious surfaces, and increase opportunities for landscaping. 11. We suggest that the applicant and Township, in conjunction with its evaluation of the required parking for this development, investigate the feasibility of providing two pedestrian walkways within the central portions of the parking lot, aligned with the ADA compliant parking areas in front of Retail A, by reducing the depth of parking row widths.

32 Page: 4 Re: Preliminary Land Development - East Brandywine Center # LD East Brandywine Township 12. As stated in our previous review (CCPC# LD ), we recommend that the applicant and Township investigate the feasibility of providing a dedicated park and ride area on the project site. The Delaware Valley Regional Planning Commission (DVRPC) February 2010 report, Guiding Transportation Investments and Land Use Decisions along US 322 Chester County, identifies the adjoining Brandywine Village shopping center site as a possible location for a park-and-ride lot (page 97). A pdf copy of this document is currently available as a free download from the DVRPC website at: One of the objectives of the Chester County Public Transportation Plan, an element of Landscapes2, is to identify shared use opportunities with existing commercial center or other large parking facilities to provided additional parking for transit and/or park and ride users (Page 20). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Brandywine Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that East Brandywine Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Carlino East Brandywine L.P. Christina Watters Arna Engineering Hudson L. Voltz, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District Ronald T. Bailey, AICP Secretary

33 Page: 5 Re: Preliminary Land Development - East Brandywine Center # LD East Brandywine Township ATTACHMENT ADMINISTRATIVE NOTES: 1. The site contains areas of hydric (wet) soils (GdB and GdC Gladstone, and CaB Califon) which have limitations to development. These limitations include drainage problems due to low permeability, low runoff rates and sub-surface saturation. When construction takes place on these soils, it interferes with the natural drainage of the land. On-site alterations to existing drainage patterns should be carefully inspected by the Township Engineer to insure that off-site drainage conditions are not negatively affected. 2. It is identified on Sheet 3 that the applicant is requesting four design waivers from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage. 3. A Pennsylvania Department of Transportation (PennDOT) permit is required for new or revised access and should be identified on the final plan as required by Section 50(6) of the Municipalities Planning Code. 4. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. 5. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

34 January 9, 2015 Cary Vargo, Manager Upper Uwchlan Township 140 Pottstown Pike Chester Springs, PA Re: Preliminary/Final Land Development - Struble Trail - Trailhead Improvements # LD Upper Uwchlan Township Dear Mr. Vargo: A preliminary/final land development plan entitled "Struble Trail - Trailhead Improvements", prepared by Bursich Associates, Inc., and dated November 10, 2014, was received by this office on December 17, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location the east side of Dorlans Mill Road (State Route 4019), and the north side of the Upper Uwchlan/East Brandywine Township border Site Acreage 3.24 acres UPI E, E Landscapes2 Designation Rural and Natural Landscapes Watersheds Designation East Branch subbasin of the Brandywine Creek Watershed PROPOSAL: The applicant proposes the construction of a parking facility for the Struble Trail, consisting of 32 parking spaces and associated stormwater management facilities, along with extending the paved portion of the trail along the abandoned railroad bed across Dorlans Mill Road. While the overall project site contains land within both Upper Uwchlan and Uwchlan Townships, it is stated on Sheet 3 that all proposed development activity will occur in Upper Uwchlan Township. No new water or sewer supply is proposed by the current plan submission. The project site is located in the LI Limited Industrial zoning district. The project site adjoins East Brandywine Township to the south. RECOMMENDATION: The Commission recommends approval, provided that all Upper Uwchlan Township requirements are satisfied and that the administrative issues raised in this letter be addressed. ccplanningchesco.org Web site:

35 Page: 2 Re: Preliminary/Final Land Development - Struble Trail - Trailhead Improvements # LD Upper Uwchlan Township COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Rural and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Rural Landscape. WATERSHEDS: 2. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 3. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 4. The site is located in an area designated by the Pennsylvania Department of Environmental Protection (DEP) as a Special Protection Watershed. Special Protection Watersheds are important because Chester County s High Quality and Exceptional Value Watersheds may be especially sensitive to degradation and pollution that could result from development. The DEP or the municipality may impose stricter limitations on proposed wastewater and stormwater discharges in these watersheds, and special care should be exercised in the design, construction, operation and maintenance of stormwater control facilities in these areas to prevent degradation of the waters of the Commonwealth. BACKGROUND: 5. The Chester County Planning Commission has previously reviewed a land development proposal for this site. CCPC# LD , dated December 17, 2013, addressed the construction of a 252 square foot contract station for public trail usage, 32 parking spaces, and associates stormwater management facilities. It is identified in the current plan submission materials that this previous land development plan submission was withdrawn. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Upper Uwchlan Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to

36 Page: 3 Re: Preliminary/Final Land Development - Struble Trail - Trailhead Improvements # LD Upper Uwchlan Township you to discuss this and other matters in more detail. We recommend that Upper Uwchlan Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Ronald T. Bailey, AICP Secretary Chester County Department of Facilities and Parks Chester County Board of Commissioners, Attn. Mark Rupsis Bursich Associates, Inc. David Leh, P.E., Gilmore and Associates, Township Engineer, Upper Uwchlan Township Doug Hanley, Manager, Uwchlan Township Scott T. Piersol, Manager, East Brandywine Township Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT

37 Page: 4 Re: Preliminary/Final Land Development - Struble Trail - Trailhead Improvements # LD Upper Uwchlan Township ATTACHMENT ADMINISTRATIVE NOTES: 1. It is identified in the engineer s December 4, 2014 cover letter that that conditional use approval is required for this project. The Township should verify that any conditions of approval are incorporated into the final plan. The final plan should accurately note the date and any conditions set as part of the conditional use approval. The PA Municipalities Planning Code (MPC) allows the Township to add reasonable conditions and safeguards, in addition to those expressed in the zoning ordinance, as it may deem necessary to implement the purposes of the MPC and the zoning ordinance. 2. The Waivers Requested Table on Sheet 1 identifies that six waivers are requested from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage. 3. A Pennsylvania Department of Transportation (PennDOT) permit is required for new or revised access and should be identified on the final plan as required by Section 50(6) of the Municipalities Planning Code. 4. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

38 M E M O R A N D U M January 16, 2015 To: Sara Laganelli, Secretary Lower Oxford Township 220 Township Road Oxford, PA From: Ronald T. Bailey, AICP, Secretary Re: Sketch Plan - Landhope Realty, Co. # LD Lower Oxford Township Part of the County's Act 247 review program provides for informal, unofficial reviews of anticipated development at the sketch plan level of submission. This memorandum provides informal staff guidance at the sketch or conceptual stage in the design of the proposed development. The staff focuses primarily upon design and procedure-related issues and concerns to assist the applicant and Lower Oxford Township in their review of the proposal prior to the official submission. This memorandum does not replace the need for an official referral by Lower Oxford Township of the preliminary or final plan, as required by the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Lower Oxford Township. DESCRIPTION: An unofficial sketch plan entitled "Landhope Realty, Co.", prepared by Regester Associates, Inc. and dated December 11, 2014, was received by this office on December 1, The site is situated on the southeast intersection of Limestone Road (State Route 10) and Conner Road and involves the construction of a 4,00 square foot convenience store, fuel dispensers and 77 parking spaces on a 7.99 acre site. Public water and sewer facilities are proposed. The eastern portion of the tract is also proposed to be subdivided. LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. ccplanningchesco.org Web site:

39 Page: 2 Re: Sketch Plan - Landhope Realty, Co. # LD Lower Oxford Township WATERSHEDS: In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipality s Act 167 stormwater management ordinance. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the West Branch of the Big Elk Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Big Elk Creek watershed include: protect ground water resources, implement comprehensive stormwater management, and protect vegetated riparian corridors These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Big Elk Creek watershed can be found in Part 10 of Watersheds. We also suggest that the applicant provide curbing all along the periphery of the site, as well as the use of oil/water separators. This can help improve stormwater flow and limit erosion, and reduce materials and sediment that may ultimately flow into the Chesapeake Bay. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). PRIMARY ISSUES: The Township s emergency service providers should be requested to review the plan to ensure that safe access and egress is provided for this site. The Township should verify that the submission meets all ordinance requirements related to the location, size and lighting of signs. The Township should also ensure that the site does not exhibit an excessive number of transitory or mobile signs, which can restrict sight distances. The Township Fire Marshal should verify the design and location of all proposed fire-protection facilities.

40 Page: 3 Re: Sketch Plan - Landhope Realty, Co. # LD Lower Oxford Township The plan shows 75 parking spaces, while the plan indicates that 52 spaces are required by the zoning ordinance. We suggest that the applicant and the Township evaluate the actual anticipated parking demand for this facility, and determine whether all the proposed parking spaces will be necessary. If fewer spaces are required, we suggest that the extra spaces could be landscaped and held in reserve instead of being paved. The reserve spaces could be installed in the future if it becomes evident that they are actually needed. Reserving parking spaces in this manner can help to reduce initial construction costs, limit the creation of impervious surfaces, and increase opportunities for landscaping. The spaces farthest from the convenience store along Route 10 could be considered for reservation. The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions. The Township should verify that the proposed landscaping plan conforms to Township Ordinance landscape and screening requirements. The Township should verify that the design and location of any proposed outdoor lighting Township ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses. 11. The Township should consider whether provisions should be made for parking tractor-trailer vehicles on the site, including such larger vehicles that are not involved with unloading fuel or other materials. We suggest that parking along Route 10 should be prohibited due to the potential for restricting sight distances. 12. If a compatible land use is anticipated at the site to the south, we suggest that the Township ask the applicant to provide for a future cross-access easement to that site. This will reduce the need for vehicles to exit this site and travel on Route 10 to enter the adjacent site. The applicant should also share with the Township any plans for the remainder of the site to the east. 13. Due to the proximity of the site to the Route 1 interchange, we suggest that the driveway along Route 10 could be eliminated and the entrance/exit from Conner Road could be used instead. Alternatively, only right-turn movements at Route 10 could be permitted. 14. A PennDOT permit is required for any new access or modification of an existing access onto Limestone Road (State Route 10) as required by Section 50(6) of the Pennsylvania Municipalities Planning Code. The permit number should be displayed on the final plan. 15. The Township should consider the potential for a parking opportunity for ride-sharing commuters at this location. This area is not immediately served by the SCOOT transit service, and a ride-sharing lot can provide useful transportation options for commuters. The Chester County Public Transportation Plan does not recommend a designated park-and-ride location at this site, but this Plan contains recommendations regarding these forms of transportation facilities, at: We appreciate the opportunity to be a party to the design process prior to engineering and the associated costs which may preclude design revisions. If you have any questions in regard to this memorandum, we will be glad to discuss this project at your convenience. RTB/WSB cc: Martha D. Parison & Gregory Delp, etal. Landhope Realty, Co. Debbie Kinney, Lower Oxford Township Zoning Officer Regester Associates, Inc.

41 Mimi Gleason, Interim Manager West Whiteland Township 101 Commerce Drive Exton, PA January 15, 2015 Re: Preliminary Land Development - Church Farm School # LD West Whiteland Township Dear Ms. Gleason: A preliminary land development plan entitled "Church Farm School", prepared by Chester Valley Engineers, Inc., and dated December 15, 2014, was received by this office on December 1, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - the north and south side of the East Lincoln Highway (Route 30) at Church Farm Lane, and the west side of Valley Creek Boulevard Site Acreage acres UPI E, E, E, E Landscapes2 Designations - Suburban and Natural Landscapes Watersheds Designation - Valley Creek (West) subbasin of the Brandywine Creek watershed PROPOSAL: The applicant proposes the construction of eleven new buildings and seven building additions totaling 12,5 square feet, 310 additional parking spaces, new driveways and associated utilities. The Building Floor Area Tabulation table on Sheet 3 states that the proposed buildings consist of nine faculty townhouses, a dormitory and a student center. The project site, which is served by public water and public sewer, is located in the OL Office Laboratory and Unified Development Area Overlay zoning districts. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles.. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. As an overlay of the basic landscapes, the objective of the Natural Landscape is to encourage the preservation and restoration of sensitive natural resources. The proposed land development is consistent with the objectives of the Suburban Landscape. ccplanningchesco.org Web site:

42 Page: 2 Re: Preliminary Land Development - Church Farm School # LD West Whiteland Township WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Valley Creek (West) subbasin of the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds. 3. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalities Act 167 stormwater management ordinance. 4. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 5. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). BACKGROUND: 6. The Chester County Planning Commission has previously reviewed a land development proposal for the Church Farm School site, which addressed the construction of 13 dwellings in the Phase I portion of the site (CCPC# , dated June 22, 2001). According to our records, this prior land development plan submission was not approved by West Whiteland Township.

43 Page: 3 Re: Preliminary Land Development - Church Farm School # LD West Whiteland Township PRIMARY ISSUES: 7. The site is underlain by carbonate geology in which the presence or potential may exist for formation and/or expansion of solution channels, sinkholes and other karst features. These features can present risk of collapse and groundwater contamination that often can be overcome and avoided with careful stormwater management design. The location, type, and design of stormwater facilities and best management practices (BMPs) should be based on a site evaluation conducted by a qualified licensed professional that ascertains the conditions relevant to formation of karst features, and the PA BMP Manual or other design guidance acceptable to the Municipal Engineer.. We recommend that the applicant and Township consider providing direct pedestrian connections to the adjacent areas of the Township. While the site plan depicts the location of an existing sidewalk along the west side of Valley Creek Boulevard, there are no proposed pedestrian connection(s) from the school site to this sidewalk, and it does not appear that this existing sidewalk is being incorporated into the design of the proposed North Drive A/Valley Creek Boulevard intersection (no crosswalks/curb cuts are shown on the current plan submission). Additionally, the applicant and Township, in consultation with PennDOT, should consider incorporating pedestrian crosswalks and associated phasing equipment into the design of the proposed East Lincoln Highway/Valley Creek Boulevard/South Loop Drive intersection, along with extending the sidewalk network on the South Campus to this intersection. Furthermore, the applicant and Township should recognize the 2013 Central Chester County Bicycle and Pedestrian Plan identifies that sidewalks should be provided along this section of the East Lincoln Highway. The Bicycle and Pedestrian Plan is currently available online at: This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Whiteland Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that West Whiteland Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Church Farm School Chester Valley Engineers, Inc. Steve Soles, Board of Supervisors Chair Andy Wright, Planning Commission Chair John Weller, Planning Commission Secretary Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District Ronald T. Bailey, AICP Secretary

44 Page: 4 Re: Preliminary Land Development - Church Farm School # LD West Whiteland Township ADMINISTRATIVE NOTES: ATTACHMENT 1. The site plan depicts that proposed North Drive A will traverse an existing 75 wide petroleum pipeline easement. The applicant should contact the owner of this pipeline easement to obtain use restrictions associated with this existing right-of-way. The applicant should provide the Township with appropriate documentation that owner of this pipeline easement has reviewed and approved the proposed development activity within the existing right-of-way. 2. It is identified on the Township Subdivision and/or Land Development Application Form included with the plan submission that this project requires review by the Township Historical Commission. The Township should reserve granting final plan approval until the proposal has been reviewed by the Township s Historical Commission. 3. The northern portion of the site contains land within the 100 year flood plain. Although it does not appear that any development activity will encroach into the floodplain, the applicant should be aware that the Federal Emergency Management Agency and Pennsylvania Department of Environmental Protection regulate filling or development in the floodplain. Development within a floodplain can increase the magnitude and frequency of normally minor floods, and present health and safety problems. 4. The Township Fire Marshal should verify the design and location of all proposed fire-protection facilities. 5. A Pennsylvania Department of Transportation (PennDOT) permit is required for new or revised access and should be identified on the final plan as required by Section 50(6) of the Municipalities Planning Code. 6. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. 7. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

45 P.J. Scheese, Secretary East Nottingham Township Planning Commission 15 Election Road Oxford, PA Re: Preliminary Land Development - State Street Products Company, Ltd. # LD East Nottingham Township Dear Ms. Scheese: January 21, 2015 A preliminary land development plan entitled "State Street Products Company, Ltd.", prepared by Regester Associates, Inc. and dated December 16, 2014, was received by this office on December 22, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - between Baltimore Pike and Barnsley Road, south of Waterway Road Site Acreage acres UPI , Landscapes2 Designation - Suburban Landscape Watersheds Designation - Tweed Creek subbasin of the Octoraro Creek watershed PROPOSAL: The applicant proposes the construction of a 30,500 square foot commercial building addition and 34 parking spaces at an industrial site. The site is served by on-site water and on-site sewer facilities and is located in the C-2 Highway Commercial zoning district. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all East Nottingham Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 ccplanningchesco.org Web site:

46 Page: 2 Re: Preliminary Land Development - State Street Products Company, Ltd. # LD East Nottingham Township supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Octoraro Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Octoraro Creek watershed include: restore water quality of impaired streams and ground water, reduce agricultural nonpoint source pollutants, and implement comprehensive stormwater management. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Octoraro Creek watershed can be found in Part 10 of Watersheds. PRIMARY ISSUES: The Township s emergency service providers should be requested to review the plan to ensure that safe access and egress is provided for this site. The Township should verify that the submission meets all ordinance requirements related to the location, size and lighting of signs. The Township Fire Marshal should verify the design and location of all proposed fire-protection facilities. The plan shows 34 parking spaces. We suggest that the applicant and the Township evaluate the actual anticipated parking demand for this facility, and determine whether all the proposed parking spaces will be necessary. If fewer spaces are required, we suggest that the extra spaces could be landscaped and held in reserve instead of being paved. The reserve spaces could be installed in the future if it becomes evident that they are actually needed. Reserving parking spaces in this manner can help to reduce initial construction costs, limit the creation of impervious surfaces, and increase opportunities for landscaping. The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions. The Township should verify that the proposed landscaping plan conforms to the East Nottingham Township Zoning Ordinance s landscape and screening requirements.

47 Page: 3 Re: Preliminary Land Development - State Street Products Company, Ltd. # LD East Nottingham Township We recommend that the applicant consider the need for oil/water separators in the stormwater management system. This would reduce the risk of spilled petroleum products from entering the stormwater system and possible contamination of the watershed. The Township should verify that the design and location of any proposed outdoor lighting conforms to Township ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses. 11. The Township should ensure that this proposal conforms to the requirements of the Chester County Department of Emergency Services relating to the provision of emergency radio in-building amplifying equipment, to ensure the continuity of reliable emergency radio communications using the Chester County radio system. The applicant should contact the County Department of Emergency Services Technical Division at for more information on this issue. 12. This area is located in the Commerce future land use category in the Oxford Region Multi-Municipal Comprehensive Plan, which was adopted by East Nottingham Township in Page 5-16 of the Oxford Region Multi-Municipal Comprehensive Plan recommends that developments in this area provide pedestrian access opportunities to adjacent residential areas. To improve safety and convenience, we suggest that the applicant agree to install sidewalks along this site at the time that the Township initiates a comprehensive sidewalk installation program in this area. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Nottingham Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that East Nottingham Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: Regester Associates, Inc. State Street Products Co. Ltd. Scott Blum, East Nottingham Township Board of Supervisors Chairman Pat Brady, East Nottingham Township Municipal Secretary State Street Products Company, Ltd. Chester County Department of Emergency Services Technical Division Chester County Conservation District Chester County Health Department

48 Page: 4 Re: Preliminary Land Development - State Street Products Company, Ltd. # LD East Nottingham Township ATTACHMENT ADMINISTRATIVE NOTE: A minimum of five copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department.

49 January 20, 2015 Mimi Gleason, Interim Manager West Whiteland Township 101 Commerce Drive Exton, PA Re: Preliminary Land Development - Northwyn Court Apartments # LD West Whiteland Township Dear Ms. Gleason: A preliminary land development plan entitled "Northwyn Court Apartments", prepared by Commonwealth Engineers Inc., and dated December 17, 2014, was received by this office on December 22, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - the north side of East Boot Road and the south side of Ship Road, east of Hillcrest Road Site Acreage acres UPI Landscapes2 Designation - Suburban Landscape Watersheds Designation - East Branch Chester Creek subbasin of the Chester Creek watershed PROPOSAL: The applicant proposes the construction of a 20 unit apartment building, along with sidewalk, stormwater management, vehicular and parking facility improvements. The two existing apartment buildings on the site, which contain 32 dwelling units, will remain. The project site, which is served by public water and public sewer, is located in the R-2 Residential zoning district. RECOMMENDATION: The Commission recommends that all West Whiteland Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this land development plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed land development is consistent with the guidelines of the Suburban Landscape. ccplanningchesco.org Web site:

50 Page: 2 Re: Preliminary Land Development - Northwyn Court Apartments # LD West Whiteland Township WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Chester Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Chester Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Chester Creek watershed can be found in Part 10 of Watersheds. 3. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalities Act 167 stormwater management ordinance. BACKGROUND: 4. The Chester County Planning Commission previously reviewed a land development proposal for this site which also addressed the construction of a 20 unit apartment building (CCPC# LD , dated June 20, 2014). According to our records, this prior plan has not been approved by the Township. We acknowledge the Act 247 County Referral Form identifies the current plan submission as a revision to the prior proposal, with the major plan revisions being the proposed building placement and the configuration of the proposed parking areas. PRIMARY ISSUES: 5. The plan depicts a proposed 25 foot wide ultimate right-of-way on the north side of Boot Road (State Route 2020). The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies Boot Road as a minor arterial road. The memorandum recommends an 0 to 120 foot-wide right-of-way for minor arterial roads to accommodate future road improvement. We recommend that the applicant contact PennDOT to determine the appropriate right-of-way for this section of Boot Road. 6. The plan depicts a proposed 25 foot wide ultimate right-of-way on the south side of Ship Road (State Route 1001). The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies Ship Road as a major collector road. The memorandum recommends a 60 to 0 foot-wide right-of-way for major collector roads to accommodate future road improvement. We recommend that the applicant contact PennDOT to determine the appropriate right-of-way for this section of Ship Road.

51 Page: 3 Re: Preliminary Land Development - Northwyn Court Apartments # LD West Whiteland Township 7. The County Planning Commission endorses the incorporation of sidewalks along Boot Road and Ship Road, which will provide pedestrian access to the adjoining commercial parcels to the east. Sidewalks are an essential element for new construction in the Suburban Landscape.. The County Planning Commission endorses the proposed emergency access driveway entrance onto Ship Road. The County Planning Commission s 1994 Circulation Handbook (page 4-43) recommends that all major development should have two access points for emergency access provisions. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Whiteland Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that West Whiteland Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Corner Park Associates, L.P. Commonwealth Engineers, Inc. Steve Soles, Board of Supervisors Chair Andy Wright, Planning Commission Chair John Weller, Planning Commission Secretary Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District Ronald T. Bailey, AICP Secretary

52 Page: 4 Re: Preliminary Land Development - Northwyn Court Apartments # LD West Whiteland Township ADMINISTRATIVE NOTES: ATTACHMENT 1. The plan indicates that the proposed emergency access entrance on Ship Road, and the proposed sidewalks along Ship Road, will traverse existing pipeline rights-of-way owned by Sunoco Pipeline L.P. The applicant should contact the company to obtain use restrictions associated with this existing right-of-way. The details of the location of the right-of-way and any use restrictions associated with this right-of-way should be incorporated into the deeds of all lots/the affected parcels. The applicant should provide the Township with appropriate documentation that Sunoco Pipeline L.P has reviewed and approved the proposed development activity within the existing right-of-way. 2. The plan indicates that, on September 12, 2013, the Township Zoning Hearing Board granted five variances for this project, with three conditions of approval. Prior to granting final plan approval, the Township should verify that the plan conforms to the decision issued by the Township Zoning Hearing Board. 3. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

53 Kevin Hennessey, Manager North Coventry Township 45 South Hanover Street Pottstown, PA January 23, 2015 Re: Preliminary Land Development - Spring Valley Community Church # LD North Coventry Township Dear Mr. Hennessey: A preliminary land development plan entitled "Spring Valley Community Church", prepared by KMS Design Group, LLC, dated August 15, 2014 and last revised December, 2014, was received by this office on December 24, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - on the west side of South Keim Street and the south side of East Schuylkill Road (State Route 724) Site Acreage acres UPI E-72.2, 17-4E-71, 17-4E-70.2 Landscapes2 Designation - Suburban Landscape Watersheds Designation - Schuylkill River subbasin of the Schuylkill River watershed PROPOSAL: The applicant proposes the construction of a 14,000 square foot building addition at an existing church, and 200 parking spaces. The site is served by public water and public sewer facilities and is located in the V-2 Village zoning district. The existing access onto South Keim Street will not be changed (i.e., there is no access to East Schuylkill Road proposed by this plan). RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all North Coventry Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 ccplanningchesco.org Web site:

54 Page: 2 Re: Preliminary Land Development - Spring Valley Community Church # LD North Coventry Township supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: 2. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalities Act 167 stormwater management ordinance. 3. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Schuylkill River watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Schuylkill River watershed include: Implement comprehensive stormwater management. Restore water quality of impaired streams. Protect vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Schuylkill River watershed can be found in Part 10 of Watersheds. PRIMARY ISSUE: 4. The Township may wish to ask the applicant to identify all non-worship uses proposed for the church facility, because this may relate to hours of use and parking demands This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of North Coventry Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that North Coventry Township and

55 Page: 3 Re: Preliminary Land Development - Spring Valley Community Church # LD North Coventry Township the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: Spring Valley Community Church Jim Marks III, North Coventry Township Board of Supervisors Chairman Jay Kline, North Coventry Township Planning Commission Chairman Joseph Terrerl Spring Valley Community Church KMS Design Group, LLC Chester County Conservation District

56 Page: 4 Re: Preliminary Land Development - Spring Valley Community Church # LD North Coventry Township ATTACHMENT ADMINISTRATIVE NOTES: A minimum of four copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office The Township should verify that the submission meets all ordinance requirements related to the location, size and lighting of signs. The Township Fire Marshal should verify the design and location of all proposed fire-protection facilities. The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions. The applicant is proposing the use of subsurface infiltration facilities under paved areas. The applicant should provide a plan for the maintenance and upkeep of these facilities to ensure their long-term functionality. The Township should verify that the proposed landscaping plan conforms to Township Ordinance landscape and screening requirements. The Township should verify that the design of the proposed outdoor lighting plan conforms to Township ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses. The Township should ensure that this proposal conforms to the requirements of the Chester County Department of Emergency Services relating to the provision of emergency radio in-building amplifying equipment, to ensure the continuity of reliable emergency radio communications using the Chester County radio system. The applicant should contact the County Department of Emergency Services Technical Division at for more information on this issue.

57 Sara Laganelli, Secretary Lower Oxford Township 220 Township Road Oxford, PA January 23, 2015 Re: Preliminary/Final Land Development - Bombay Enterprises # LD Lower Oxford Township Dear Ms. Laganelli: A preliminary/final land development plan entitled "Bombay Enterprises", prepared by Duffield Associates and dated December 10, 2014, was received by this office on December 24, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - between Reedville Road and West Branch Road, south of Baltimore Pike Site Acreage acres UPI Landscapes2 Designation - Suburban Landscape Watersheds Designation - West Branch Big Elk Creek subbasin of the Big Elk Creek watershed PROPOSAL: The applicant proposes the construction of a 10,000 square foot warehouse and a 2,000 square foot office and 20 parking spaces at an existing commercial facility. The site will be served by on-site water and on-site sewer facilities and is located in the LI - Limited Industrial zoning district. The applicant proposes a bulk and bag processing facility for raw wood products. The County Planning Commission also reviewed a subdivision application for this site on December 24, The land development review is addressed in a separate letter (CCPC # LD ). RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Lower Oxford Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 ccplanningchesco.org Web site:

58 Page: 2 Re: Preliminary/Final Land Development - Bombay Enterprises # LD Lower Oxford Township supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalities Act 167 stormwater management ordinance. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the West Branch of the Big Elk Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Big Elk Creek watershed include: Protect ground water resources. Implement comprehensive stormwater management Protect vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Big Elk Creek watershed can be found in Part 10 of Watersheds. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection. The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). PRIMARY ISSUES: 4. The plan shows 20 parking spaces. We suggest that the applicant and the Township evaluate the actual anticipated parking demand for this type of facility, and determine whether all the proposed parking spaces will be necessary. If fewer spaces are required, we suggest that the extra spaces could be landscaped and held in reserve instead of being paved. The reserve spaces could be installed in the future if it becomes evident that they are actually needed. Reserving parking spaces in this manner can help to reduce initial construction costs, limit the creation of impervious surfaces, and increase opportunities for landscaping.

59 Page: 3 Re: Preliminary/Final Land Development - Bombay Enterprises # LD Lower Oxford Township The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions. The applicant and the Township should ensure that materials from the site, which will presumably involve the movement of raw wood materials around the site, do not enter the storm water system and ultimately enter the Chesapeake Bay. The Township should verify that the proposed landscaping plan conforms to Township Ordinance landscape and screening requirements. Screening may help suppress potential dust or debris from the site that may be carried by the wind, and can reduce the visual effects of the proposed land use (i.e., a bulk and bag processing facility for raw wood products.) 7. This area is located in the Commerce future land use category in the Oxford Region Multi-Municipal Comprehensive Plan, which was adopted by Lower Oxford Township in Page 5-16 of the Oxford Region Multi-Municipal Comprehensive Plan recommends that developments in this area provide pedestrian access opportunities to adjacent residential areas, when appropriate, to improve safety and convenience. Design standards and recommendations for pedestrian, as well as bicycle facilities, are found in the following Chester County Planning Commission etool, available at: This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Lower Oxford Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Lower Oxford Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP RTB/WSB Attachment cc: Andy Strobert, Bombay Enterprises Debbie Kinney, Lower Oxford Township Zoning Officer Bombay Enterprises LLC Kenneth L. Hershey, Lower Oxford Township Board of Supervisors Chairman Debbie Kinney, Lower Oxford Township Zoning Officer Kevin Martin, Lower Oxford Township Planning Commission Chairman Larry Moran, Lower Oxford Township Planning Commission Secretary Duffield Associates Chester County Health Department

60 Page: 4 Re: Preliminary/Final Land Development - Bombay Enterprises # LD Lower Oxford Township ATTACHMENT ADMINISTRATIVE NOTES: A minimum of five copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department. The County Planning Commission received the subdivision application for this site on December 24, The land development review is addressed in a separate letter (CCPC # LD ).

61 Barbara Kelly, Manager East Caln Township 110 Bell Tavern Road Downingtown, PA January 21, 2015 Re: Final Land Development - Ashbridge Commons Hotel # LD East Caln Township Dear Ms. Kelly: A final land development plan entitled "Ashbridge Commons Hotel", prepared by McCarthy Engineering, and dated July 15, 2014 and last revised December 19, 2014, was received by this office on December 24, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - between East Lancaster Avenue and the Coatesville Downingtown (Route 30) Bypass, west of Bell Tavern Road Site Acreage acres UPI Landscapes2 Designation - Suburban Landscape Watersheds Designation - East Branch Brandywine Creek subbasin of the Brandywine Creek watershed PROPOSAL: The applicant proposes the construction of a four-story 65,174 square foot (115 room) hotel building. The Ashbridge Commons complex contains an age-restricted housing complex and several commercial buildings, all of which will remain. The project site, which is served by public water and public sewer, is located in the OC-5 Commercial, Multifamily Apartment Development zoning district. RECOMMENDATION: The Commission recommends that all East Caln Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. ccplanningchesco.org Web site:

62 Page: 2 Re: Final Land Development - Ashbridge Commons Hotel # LD East Caln Township WATERSHEDS: 2. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalities Act 167 stormwater management ordinance. 3. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 4. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). BACKGROUND: 5. The Chester County Planning Commission has previously reviewed a preliminary land development proposal for this site, pertaining to the construction of a 40,000 square foot retail/office building on this site (CCPC# LD , dated February 1, 2012). According to our records, this prior land development has not been approved by the Township. PRIMARY ISSUES: 6. The site is underlain by carbonate geology in which the presence or potential may exist for formation and/or expansion of solution channels, sinkholes and other karst features. These features can present risk of collapse and groundwater contamination that often can be overcome and avoided with careful stormwater management design. The location, type, and design of stormwater facilities and best management practices (BMPs) should be based on a site evaluation conducted by a qualified licensed professional that ascertains the conditions relevant to formation of karst features, and the PA BMP Manual or other design guidance acceptable to the Municipal Engineer.

63 Page: 3 Re: Final Land Development - Ashbridge Commons Hotel # LD East Caln Township 7. As stated in our previous review (CCPC# LD ), we acknowledge and endorse that the applicant proposes a shared parking agreement in order to reduce the overall number of parking spaces required for the Ashbridge Commons development (102 fewer parking spaces will be provided).. We recommend that the applicant and Township consider providing sidewalk/crosswalk areas so that direct pedestrian access can be provided from the hotel building to the existing pedestrian network along the north side of East Lancaster Avenue. This would allow hotel guests to have direct pedestrian access to the TMACC Route A bus stop situated on the adjoining site to the east. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Caln Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that East Caln Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Gulph Creek Development MGJAD Associates LP McCarthy Engineering Donald P. Ash, Board of Supervisors Chair David C. Bolger, Planning Commission Chair Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District Ronald T. Bailey, AICP Secretary

64 Page: 4 Re: Final Land Development - Ashbridge Commons Hotel # LD East Caln Township ADMINISTRATIVE NOTES: ATTACHMENT 1. The County Planning Commission recently reviewed a zoning amendment which addressed the addition of hotel/motel as a use permitted by conditional use in the Township s OC-5 zoning district (CCPC# ZA , dated July 1, 2014). According to our records, this zoning amendment was adopted by East Caln Township on November 5, The Township should verify that any conditions of approval are incorporated into the final plan. The final plan should accurately note the date and any conditions set as part of the conditional use approval. The PA Municipalities Planning Code (MPC) allows the Township to add reasonable conditions and safeguards, in addition to those expressed in the zoning ordinance, as it may deem necessary to implement the purposes of the MPC and the zoning ordinance. 2. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. 3. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

65 January 21, 2015 William F. Martin, Manager Tredyffrin Township 1100 DuPortail Road Berwyn, PA Re: Preliminary Land Development Great Valley Corporate Center-Chesterfield Parkway (Lots 2-5) # LD Tredyffrin Township Dear Mr. Martin: A preliminary land development plan entitled Great Valley Corporate Center-Chesterfield Parkway (Lots 2-5), prepared by Chester Valley Engineers, Inc., and dated December 19, 2014, was received by this office on December 24, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - the west side of Church Road, north of West Swedesford Road Site Acreage acres UPI , , , , Landscapes2 Designation - Suburban Landscape Watersheds Designation - Valley Creek subbasin of the Valley Creek watershed PROPOSAL: The applicant proposes the construction of a two-story 109,00 square foot office building and 655 parking spaces. The project site, which is served by public water and public sewer, is located in the PIP Planned Industrial Park zoning district. The applicant also proposes the consolidation of four of the parcels that comprise the project site (UPI# , , , and , aka Lots 2-5) into a single acre parcel. This preliminary subdivision plan submission is addressed by the Commission in a separate review (CCPC# SD ). The existing buildings on Lots 2-5 will be removed as part of this land development plan submission, while the existing building on Lot 1 (UPI# ) will remain. The proposed office building and 625 parking spaces will be located on consolidated Lot 2-5; 30 parking spaces will be located on Lot 1. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Tredyffrin Township requirements be satisfied before action is taken on this land development plan. ccplanningchesco.org Web site:

66 Page: 2 Re: Preliminary Land Development Great Valley Corporate Center-Chesterfield Parkway (Lots 2-5) # LD Tredyffrin Township COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within Valley Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Valley Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect/enhance historic, cultural and recreational resources. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Valley Creek watershed can be found in Part 10 of Watersheds. 3. In February 2011, the Valley Creek Watershed Act 167 Stormwater Management Plan was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within the (East) Valley Creek watershed must comply with the stormwater management standards included in the approved (East) Valley Creek Act 167 Plan and the requirements of the municipality s Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the (East) Valley Creek Act 167 Plan and the municipalities Act 167 stormwater management ordinance. 4. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information).

67 Page: 3 Re: Preliminary Land Development Great Valley Corporate Center-Chesterfield Parkway (Lots 2-5) # LD Tredyffrin Township 5. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 6. The site is located in an area designated by the Pennsylvania Department of Environmental Protection (DEP) as a Special Protection Watershed. Special Protection Watersheds are important because Chester County s High Quality and Exceptional Value Watersheds may be especially sensitive to degradation and pollution that could result from development. The DEP or the municipality may impose stricter limitations on proposed wastewater and stormwater discharges in these watersheds, and special care should be exercised in the design, construction, operation and maintenance of stormwater control facilities in these areas to prevent degradation of the waters of the Commonwealth. PRIMARY ISSUES: 7. The site is underlain by carbonate geology in which the presence or potential may exist for formation and/or expansion of solution channels, sinkholes and other karst features. These features can present risk of collapse and groundwater contamination that often can be overcome and avoided with careful stormwater management design. The location, type, and design of stormwater facilities and best management practices (BMPs) should be based on a site evaluation conducted by a qualified licensed professional that ascertains the conditions relevant to formation of karst features, and the PA BMP Manual or other design guidance acceptable to the Municipal Engineer.. While the project site is situated along SEPTA Bus Route 205, no information is provided pertaining to existing or proposed transit stops. This should be clarified by the applicant. We recommend that the applicant and Township, in consultation with SEPTA, provide a transit stop with a shelter on the project site. The primary objective of the Chester County Public Transportation Plan, adopted in 2014 as an element of Landscapes2, is to provide an affordable, reliable, and accessible public transportation network to offer mobility, encourage favorable land use patterns, sustain the environment, and alleviate congestion within designated growth areas. The applicant and the Township should refer to the SEPTA Bus Stop Design Guidelines which is available online at: 9. We endorse that sidewalks will be provided which connect to the existing trail network in this area of the Township. Sidewalks are an essential design element for new construction in the Suburban Landscape. 10. The Parking Tabulation table on Sheet 7 identifies that the applicant is proposing 222 more parking spaces than required by the Township Zoning Ordinance. We suggest that the applicant and the Township evaluate the actual anticipated parking demand for this facility, and determine whether all the proposed parking spaces will be necessary. If fewer spaces are required, we suggest that the extra spaces could be landscaped and held in reserve instead of being paved. The reserve spaces could be installed in the future if it becomes evident that they are actually needed. Reserving parking spaces in this manner can help to reduce initial construction costs, limit the creation of impervious surfaces, and increase opportunities for landscaping.

68 Page: 4 Re: Preliminary Land Development Great Valley Corporate Center-Chesterfield Parkway (Lots 2-5) # LD Tredyffrin Township 11. It is specified on Sheet 7 that the project includes the construction of a new softball field and the relocation of sand volleyball courts. The applicant should clearly specify on the final plan who will be permitted to utilize these athletic facilities, along with providing all applicable design details of these facilities on the site plan itself for the Township s review. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Tredyffrin Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Tredyffrin Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Liberty Property Limited Partnership Chester Valley Engineers, Inc. Michael Heaberg, Board of Supervisors Chair Reaves Lukens, Planning Commission Chair Zach Barner, Planning and Zoning Coordinator Chester County Conservation District Ronald T. Bailey, AICP Secretary

69 Page: 5 Re: Preliminary Land Development Great Valley Corporate Center-Chesterfield Parkway (Lots 2-5) # LD Tredyffrin Township ATTACHMENT ADMINISTRATIVE NOTES: 1. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. 2. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

70 Kimberly B Moretti, Manager East Pikeland Township PO Box 5 Kimberton, PA Re: Preliminary Land Development - Longview Property Group # SD & LD East Pikeland Township Dear Ms. Moretti: January 26, 2015 A preliminary land development plan entitled "Longview Property Group", prepared by Edward B Walsh and Associates Inc., and dated April 2, 2014, was received by this office on January 6, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - on the west side of Schuylkill Road and the north and south sides of Rapps Dam Road Site Acreage acres UPI , , Landscapes2 Designation Suburban Landscape Watersheds Designation - French Creek subbasin of the French Creek watershed PROPOSAL: The applicant proposes to consolidate the two parcels located on the south side of Rapps Dam Road. The land development is proposed for both the consolidated parcel on the south side and the existing parcel on the north side of Rapps Dam Road and consists of the construction of 156 units in six residential buildings, two commercial buildings totaling 21,000 square feet and parking for 412 vehicles. The site will be served by public water and public sewer. The project site is located in the MU-Mixed Use and C-Commercial zoning district. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all East Pikeland Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate ccplanningchesco.org Web site:

71 Page: 2 Re: Preliminary Land Development - Longview Property Group # LD East Pikeland Township density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed subdivision and land development are consistent with the objectives of the Suburban Landscape. WATERSHEDS: In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan and the municipalitiy s Act 167 stormwater management ordinance. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Stony Run subbasin of the Schuylkill River watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Schuylkill River watershed include: Implementation of comprehensive water management, Protection of ground water quality and quantity, and Protection of vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Schuylkill River watershed can be found in Part 10 of Watersheds. PRIMARY ISSUES: 4. The County Planning Commission (CCPC) recently reviewed zoning and subdivision and land development ordinance amendments for East Pikeland Township (ZA and SA ) dated December 12, 2014). The amendments clarified the uses permitted in the Mixed-Use (MU) and Commercial (C) districts and ensured that the design of new uses complemented the existing character along the Route 23/724 corridors and promoted pedestrian circulation and access to transit. Prior to these recent reviews the CCPC reviewed a zoning ordinance amendment (ZA ) dated April 1, 2014, that established the REV Rapps Dam Road & Route 23 Revitalization Overlay district; the proposed overlay district specifically applied to the three parcels that are the subject of the current submission. 5. The plan indicates that a significant amount of development on the north parcel is located in an area of steep slope. The Township should verify that all necessary Ordinance relief measures to permit grading in steep slope areas have been granted and that the design of the slopes is consistent with all ordinance requirements related to permitted grades, the design and specifications of the retaining wall and slope stabilization.

72 Page: 3 Re: Preliminary Land Development - Longview Property Group # LD East Pikeland Township We endorse the inclusion of an extensive network of pedestrian facilities in the proposed development plan. The Township should ensure that the proposed sidewalks connect to the Township sidewalk network. The Township should verify that the design and location of all proposed outdoor lighting as depicted on Sheet #10 conforms to ordinance requirements. The light fixtures should be a full cut-off design and the illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on surrounding roads and land uses. The applicant and the Township should discuss what measures could be incorporated into the lighting system to reduce lighting impacts during off peak hours. The plan shows a potential bus stop and shelter on the west side of Schuylkill Road. We endorse the applicant's intent to incorporate public transit facilities into the plan and recommend that they coordinate with SEPTA. We also recommend that the applicant or the site management continue this commitment by agreeing to maintain the bus stop and shelter. We note that the plan shows four monitoring wells at the northwest corner of the southern parcel. The applicant should assure the Township that site meets all federal, state and local regulations relating to soil contamination and that these wells will be adequately protected during the construction process. The Township and the applicant should consider the need for creating driveway stub roads and cross access easements to adjoining parcels. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Pikeland Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that East Pikeland Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB Attachment cc: Longview Development Company Edward B Walsh and Associates Inc. 400 Westside LP Kisha Tyler, East Pikeland Township Zoning Officer

73 Page: 4 Re: Preliminary Land Development - Longview Property Group # LD East Pikeland Township ATTACHMENT ADMINISTRATIVE NOTES: The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office. The applicant is requesting six waivers from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage.

74 Jane Daggett, Secretary Upper Oxford Township 115 Limestone Rd. Oxford, PA Re: Final Subdivision - Homeville Cemetery Co. # SD Upper Oxford Township Dear Ms. Daggett: January 26, 2015 A final subdivision plan entitled "Homeville Cemetery Co.", prepared by Concord Land Planners and Surveyors, Inc., and dated December 23, 2014, was received by this office on January 14, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - on the west side of Homeville Road, south of Newark Road Site Acreage acres UPI , 57-3B-21-E Landscapes2 Designation - Agricultural Landscape Watersheds Designation - East Branch Octoraro Creek subbasin of the Octoraro Creek watershed. Oxford Region Multimunicipal Comprehensive Plan Designation - Village PROPOSAL: The applicant proposes the conveyance of 4,21 square feet between two existing lots. No new sewage disposal or water supply is proposed. The project site is located in the AR-1 Agricultural zoning district. RECOMMENDATION: The proposed subdivision has no county planning implications. The Commission recommends that the Township approve the plan after all Township requirements have been satisfied. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Agricultural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the objectives of the Agricultural Landscape. ccplanningchesco.org Web site:

75 Page: 2 Re: Final Subdivision - Homeville Cemetery Co # SD Upper Oxford Township This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Upper Oxford Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Upper Oxford Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB Attachment cc: David Bartram Concord Land Planners and Surveyors, Inc. Homeville Cemetery Company Jane Daggett, Upper Oxford Township Secretary

76 Page: 3 Re: Final Subdivision - Homeville Cemetery Co # SD Upper Oxford Township ATTACHMENT ADMINISTRATIVE NOTES: A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office. The Township should verify that the right-of-way width on this portion of Homeville Road is appropriate. The applicant is requesting three waivers from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage. The site is located within an agricultural security area adopted by the Township in accordance with the Agricultural Security Area Act (Act 43). Adoption of an agricultural security area is a public policy statement for the preservation of agriculture.

77 Sara Laganelli, Secretary Lower Oxford Township 220 Township Road Oxford, PA January, 2015 Re: Final Subdivision - The Estate of Donald C. Sebastian # SD Lower Oxford Township Dear Ms. Laganelli: A final subdivision plan entitled "The Estate of Donald C. Sebastian", prepared by Crossan Raimato, Inc. and dated November 17, 2014, was received by this office on December 9, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - the north and south sides of Elkview Road, near the municipal border Site Acreage acres UPI , , Landscapes2 Designation - Rural Landscape Watersheds Designation - East Branch Big Elk Creek subbasin of the Big Elk Creek watershed PROPOSAL: The applicant proposes to merge three parcels into two. The lots are served by on-site water and sewer facilities and are located in the R-2 Residential zoning district in Lower Oxford Township. A portion of proposed Parcel B is located in Penn Township. No development is proposed by this plan. We have no comments on the design of the proposed subdivision. RECOMMENDATION: The Commission recommends that all Lower Oxford Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: The project site is located within the Rural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the objectives of the Rural Landscape. ccplanningchesco.org Web site:

78 Page: 2 Re: Final Subdivision - The Estate of Donald C. Sebastian # SD Lower Oxford Township This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Lower Oxford Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Lower Oxford Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: Crossan Raimato, Inc. Estate of Donald C. Sebastian Donald C. and Zelda M. Sebastian Kenneth L. Hershey, Lower Oxford Township Board of Supervisors Chairman Debbie Kinney, Lower Oxford Township Zoning Officer Kevin Martin, Lower Oxford Township Planning Commission Chairman Larry Moran, Lower Oxford Township Planning Commission Secretary Curtis A. Mason, Sr., Penn Township Board of Supervisors Chairman W.A. Finnen, Penn Township Municipal Secretary Murray McGrew, Penn Township Planning Commission Chairman J. Denis Newbold, Penn Township Planning Commission Secretary Chester County Health Department

79 Page: 3 Re: Final Subdivision - The Estate of Donald C. Sebastian # SD Lower Oxford Township ATTACHMENT ADMINISTRATIVE NOTE: A minimum of five copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department.

80 Lewis Gay, Secretary New Garden Township 299 Star Road Landenberg, PA January 14, 2015 Re: Final Subdivision - John M. Thompson # SD New Garden Township Dear Mr. Gay: A final subdivision plan entitled "John M. Thompson", prepared by Crossan Raimato, Inc. and dated November 10, 2014, was received by this office on December 15, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - northwest intersection of Chesterville Road and Penn Green Road Site Acreage acres UPI , , , Landscapes2 Designation - Suburban Landscape Watersheds Designation - East Branch White Clay Creek subbasin of the White Clay Creek watershed PROPOSAL: The applicant proposes the adjustment of the lot lines between four parcels to create three lots. The lots are served by on-site water and sewer facilities and located in the R-1 Low Density Residential zoning district. There are two dwellings on the site and no additional development is proposed by this subdivision plan. We have no comments on the design of the subdivision. RECOMMENDATION: The Commission recommends that all New Garden Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the objectives of the Suburban Landscape. ccplanningchesco.org Web site:

81 Page: 2 Re: Final Subdivision - John M. Thompson # SD New Garden Township This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of New Garden Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that New Garden Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: John Thompson Thomas Von Koch John Thompson Elizabeth Gordon, New Garden Township Board of Supervisors Chairperson Spencer J. Andress, AICP, New Garden Township Manager Robert Bowe, New Garden Township Planning Commission Chairman Laura Linderman, New Garden Township Planning Commission Secretary Crossan Raimato, Inc. Chester County Health Department

82 Page: 3 Re: Final Subdivision - John M. Thompson # SD New Garden Township ATTACHMENT ADMINISTRATIVE NOTES: 1. A minimum of five copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department.

83 January 2, 2015 P.J. Scheese, Secretary East Nottingham Township, Planning Commission 15 Election Road Oxford, PA Re: Final Subdivision - Century Oak Phase IIB # SD East Nottingham Township Dear Ms. Scheese: A final subdivision plan entitled "Century Oak Phase IIB", prepared by Bursich Associates, Inc., and dated November 10, 2014, was received by this office on December 1, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - the southwest corner of Waterway Road and Fifth Street Site Acreage acres UPI Landscapes2 Designation - Rural Landscape Watersheds Designation - Little Elk Creek subbasin of the Little Elk Creek watershed PROPOSAL: The applicant proposes the creation of 14 lots, as Phase IIB of a three-phase development. The lots will be served by public water and public sewer facilities and are located in the R-1 Residential zoning district. The Chester County Planning Commission has previously reviewed subdivision proposals for this site. CCPC# , dated October, 2003, reviewed a preliminary subdivision of 72 lots and 6,726 feet of public roadway from a acre site. Plan Note 3 on that plan stated that preliminary plan approval was granted by the Township on June 14, The Chester County Planning Commission then reviewed a proposed final subdivision plan entitled Century Oak (Phase 1), dated September 23, 2004, and our comments were forwarded to the Township in a letter dated November 17, 2004 (refer to CCPC # ). Our records show that the Township approved that plan on October 11, RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all East Nottingham Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Rural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Rural Landscape is to preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate developments in rural centers. The proposed subdivision is not ccplanningchesco.org Web site:

84 Page: 2 Re: Final Subdivision - Century Oak Phase IIB # SD East Nottingham Township consistent with the objectives of the Rural Landscape. WATERSHEDS: In our previous review, we noted that the site is located in an area designated by the Pennsylvania Department of Environmental Protection (DEP) as a Special Protection Watershed. Special Protection Watersheds are important because Chester County s High Quality and Exceptional Value Watersheds may be especially sensitive to degradation and pollution that could result from development. The DEP or the municipality may impose stricter limitations on proposed wastewater and stormwater discharges in these watersheds, and special care should be exercised in the design, construction, operation and maintenance of stormwater control facilities in these areas to prevent degradation of the waters of the Commonwealth. In our previous review, we also addressed Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, and its policies as it related to this site. Watersheds was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed land development is located within the Upper Little Elk Creek subbasin of the Elk Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Elk Creek watershed include: protect ground water resources, implement comprehensive stormwater management, and protect vegetated riparian corridors. Additionally, the site drains to a stream designated as EV (Exceptional Value) or HQ (High Quality). We recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Elk Creek watershed can be found in Part 10 of Watersheds. In addition, the proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 4. We note that this project has received an NPDES Discharge Permit for Stormwater Construction Activities from the Pennsylvania DEP on June 30, PRIMARY ISSUES: 5. The following comments regarding stormwater management reflect the implications of the proposed project being located in the Little Elk Creek watershed within the Chesapeake Bay Basin and draining to an impaired stream. Further, it appears that the previous Phase 1 was constructed prior to the adoption of the Township s Pennsylvania Act 167 Stormwater Management Ordinance and that the proposed development will be required to comply with PA Act 167 Stormwater Management Ordinance standards adopted by East Nottingham Township in These standards may be more restrictive than the standards in place for Phase I of the development.

85 Page: 3 Re: Final Subdivision - Century Oak Phase IIB # SD East Nottingham Township 6. It is recommended that the municipal engineer inspect and evaluate the existing Phase 1 post-construction stormwater management (PCSM) practices and features to ensure they provide sufficient runoff controls, and that those controls are operating as designed and are being properly maintained. 7. If any existing PCSM features from Phase 1 are also to be used for PCSM for the proposed development, it is recommended that the Township review these shared practices and features to determine whether they need to be modified to achieve the current stormwater standards that will apply to the proposed land development.. The site discharges to the Little Elk Creek, which is listed as an impaired stream by Pennsylvania Department of Environmental Protection (PADEP) and does not meet state water quality standards for: 1) Siltation, 2) Other Habitat Alterations, 3) Water/Flow Variability, and 4) Nutrients (listed further downstream of the proposed development). PADEP designates the source of these impairments as agriculture. Although the source of these impairments is currently agriculture, it is recommended that the Township review the proposed development plans to ensure that the proposed PCSM practices and features take all reasonable measures to avoid any additional contribution of further pollutants to these impairments for the Little Elk Creek, and the Chesapeake Bay. 9. It is recommended that prior to approval, East Nottingham Township review the proposed Operation and Maintenance Plans for all proposed PCSM practices and features and ensure that inspection and reporting responsibilities are adequately assigned to comply with the PA Act 167 Stormwater Management Ordinance requirements, and to ensure that the post construction stormwater management continues to provide the designed stormwater and water quality performance into perpetuity. 10. As part of the multi-state Chesapeake Bay Restoration Program, there is a PADEP Watershed Implementation Plan that includes milestones for pollutant reduction from all areas of the Chesapeake Bay Basin, including the Elk Creek Basin where this project is located. Although the Township is currently not regulated under the Federal Clean Water Act as a Municipal Separate Storm Sewer System (MS4), it is advisable to anticipate future regulatory pollution reduction requirements that would apply if/when the Township becomes regulated through the MS4 program in the future. Based on the current regulatory framework, if East Nottingham Township is required to obtain a permit through the MS4 program, the Township will then be required to develop and implement a Chesapeake Bay pollution reduction plan. 11. To minimize future costs and obligations associated with these pollution reduction regulations, it is recommended that East Nottingham Township take all reasonable measures to proactively ensure that this land development project utilizes site design and post construction stormwater management practices and features to reduce, to the extent possible, the volume of runoff and the pollutant loads carried by stormwater runoff to the Chesapeake Bay and its tributaries. The above recommendations are intended to assist East Nottingham Township in reducing the potential impacts of new land development on both the local streams as well as the Chesapeake Bay.

86 Page: 4 Re: Final Subdivision - Century Oak Phase IIB # SD East Nottingham Township 12. The coordinated federal-state approach for pollutant reduction in the Chesapeake Bay Basin is resulting in regulatory enforcement activities that are being imposed on MS4 municipalities to achieve the pollutant reduction goals. With this in mind, it is recommended that East Nottingham Township proactively apply the above recommendations to all future projects within the Chesapeake Bay Basin to avoid additional pollution or additional impairments, and to minimize future regulatory pollution reduction costs and obligations for the Township. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Nottingham Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that East Nottingham Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: Scott Blum, East Nottingham Township Board of Supervisors Chairman Pat Brady, East Nottingham Township Secretary John Wallace, East Nottingham Township Planning Commission Chairman Rouse/Chamberlin Bursich Associates, Inc. Chester County Conservation District Chester County Water Resources Authority

87 Page: 5 Re: Final Subdivision - Century Oak Phase IIB # SD East Nottingham Township ATTACHMENT ADMINISTRATIVE NOTES: 1. A minimum of four copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

88 January 16, 2015 Michael O'Rourke, Acting Manager City of Coatesville 1 City Hall Place Coatesville, PA Re: Final Subdivision - The Presbyterian Church of Coatesville # SD City of Coatesville Dear Mr. O'Rourke: A final subdivision plan entitled "The Presbyterian Church of Coatesville", prepared by Herbert E. MacCombie, Jr., P.E. and dated October 20, 2014, was received by this office on December 19, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - the northwest corner of East Lincoln Highway and North Fourth Avenue Site Acreage acres UPI E, Landscapes2 Designation - Urban Landscape Watersheds Designation - West Branch Brandywine Creek subbasin of the Brandywine Creek watershed PROPOSAL: The applicant proposes a lot line revision between the two existing parcels (a 0.0 acre portion of UPI# will be conveyed to UPI# ). No development activity is proposed as part of the current plan submission. The project site, which is served by public water and sewer, is located in the C-2 Central Business zoning district. RECOMMENDATION: The County Planning Commission does not have any comments regarding this subdivision plan. All City of Coatesville requirements should be satisfied before action is action on this plan. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of City of Coatesville. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office. ccplanningchesco.org Web site:

89 Page: 2 Re: Final Subdivision - The Presbyterian Church of Coatesville # SD City of Coatesville Sincerely, RTB/PF cc: Herbert E. MacCombie, Jr., P.E. The Presbyterian Church of Coatesville Linda Lavender Norris, City Council President Mark Kahler, Planning Commission Chair Ronald T. Bailey, AICP Secretary

90 Sara Laganelli, Secretary Lower Oxford Township 220 Township Road Oxford, PA January 23, 2015 Re: Preliminary/Final Subdivision - Bombay Enterprises # SD Lower Oxford Township Dear Ms. Laganelli: A preliminary/final subdivision plan entitled "Bombay Enterprises", prepared by Duffield Associates and dated December 10, 2014, was received by this office on December 24, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - between Reedville Road and West Branch Road, south of Baltimore Pike Site Acreage acres UPI Landscapes2 Designation - Suburban Landscape Watersheds Designation - West Branch Big Elk Creek subbasin of the Big Elk Creek watershed PROPOSAL: The applicant proposes the merger of two lots into one, to facilitate a bulk storage and processing facility for raw wood product material. The site is a former landfill that has received closure approval. The lots are served by on-site water and sewer facilities and are located in the LI - Limited Industrial zoning district. We have no comments on the design of the proposed subdivision. The County Planning Commission also received an associated land development application for this site on December 24, 2014, which proposed a 10,000 square foot warehouse, a 2,000 square foot office and 20 parking spaces. The land development review is addressed in a separate letter (CCPC # LD ). RECOMMENDATION: The Commission recommends that all Lower Oxford Township requirements be satisfied before action is taken on this plan. ccplanningchesco.org Web site:

91 Page: 2 Re: Preliminary/Final Subdivision - Bombay Enterprises # SD Lower Oxford Township LANDSCAPES: The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Lower Oxford Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Lower Oxford Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: Debbie Kinney, Lower Oxford Township Zoning Officer Kenneth L. Hershey, Lower Oxford Township Board of Supervisors Chairman Kevin Martin, Lower Oxford Township Planning Commission Chairman Larry Moran, Lower Oxford Township Planning Commission Secretary Andy Strobert, Bombay Enterprises Bombay Enterprises LLC Chester County Health Department Duffield Associates

92 Page: 3 Re: Preliminary/Final Subdivision - Bombay Enterprises # SD Lower Oxford Township ATTACHMENT ADMINISTRATIVE NOTE: A minimum of five copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department.

93 William F. Martin, Manager Tredyffrin Township 1100 DuPortail Road Berwyn, PA January 21, 2015 Re: Preliminary Subdivision - Great Valley Corporate Center Chesterfield Parkway (Lots 2-5) # SD Tredyffrin Township Dear Mr. Martin: A preliminary subdivision plan entitled "Great Valley Corporate Center Chesterfield Parkway (Lots 2-5)", prepared by Chester Valley Engineers, Inc., and dated December 19, 2014, was received by this office on December 24, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - the west side of Church Road, north of West Swedesford Road Site Acreage acres UPI , , , Landscapes2 Designation - Suburban Landscape Watersheds Designation - Valley Creek subbasin of the Valley Creek watershed PROPOSAL: The applicant proposes the consolidation of four existing parcels into a single acre parcel. The project site, which is served by public water and public sewer, is located in the PIP Planned Industrial Park zoning district. The applicant also proposes the construction of a two-story 109,00 square foot office building and 655 parking spaces on the site of the proposed subdivision plan and the adjoining parcel to the west (UPI# , aka Lot 1). This preliminary land development plan submission is addressed by the Commission in a separate review (CCPC# LD ). BACKGROUND: 1. The County Planning Commission previously reviewed a subdivision plan for this site (CCPC# SD , Clearfield Parkway Extension, Liberty Property Trust, dated May 1, 2012), which addressed the reconfiguration of two commercial parcels totaling 2.53 acres (UPI # and # ), in order to provide the right-of-way to extend Chesterfield Parkway approximately 966 feet to the Swedesford Road/Cedar Hollow Road signalized intersection. According to our records, this previous subdivision plan submission was approved by Tredyffrin Township on June 1, ccplanningchesco.org Web site:

94 Page: 2 Re: Preliminary Subdivision - Great Valley Corporate Center Chesterfield Parkway (Lots 2-5) # SD Tredyffrin Township RECOMMENDATION: The Commission recommends that all Tredyffrin Township requirements be satisfied and the administrative issues be addressed before action is taken on this subdivision plan. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Tredyffrin Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Tredyffrin Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Liberty Property Limited Partnership Chester Valley Engineers, Inc. Michael Heaberg, Board of Supervisors Chair Reaves Lukens, Planning Commission Chair Zach Barner, Planning and Zoning Coordinator Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District Ronald T. Bailey, AICP Secretary

95 Page: 3 Re: Preliminary Subdivision - Great Valley Corporate Center Chesterfield Parkway (Lots 2-5) # SD Tredyffrin Township ADMINISTRATIVE NOTES: ATTACHMENT 1. General Note 3 on Sheet 1 states that an easement on Lot 1 shall be granted to Consolidated Lot 2-5, for access, parking, loading and utility service. The details of this easement should be incorporated into the deeds of both lots. 2. General Note 4 on Sheet 1 states that an easement on Consolidated Lot 2-5 shall be granted to Lot 1 for access and parking. The details of this easement should be incorporated into the deeds of both lots. 3. The site plan depicts an existing 20 foot wide sanitary sewer easement that traverses the project site. The details of this easement should be incorporated into the deed of the proposed parcel. 4. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

96 Proposed Plan and Ordinance Reviews

97 ORDINANCE PROPOSALS 1/1/15 to 1/31/15 The staff reviewed proposals for: - 1 Comprehensive Plan Update - 2 Subdivision and Land Development Ordinance Amendments - 1 Conditional Use Application - 1 Zoning Ordinance Update - 11 Zoning Ordinance Amendments - 1 Miscellaneous Ordinance Amendment FILE NO. MUNICIPALITY TOPIC CP Sadsbury Township Proposed - Comprehensive Plan This is an open space and recreaction plan. SA East Brandywine Township Proposed - SLDO Amendment The proposed amendments to the Township SLDO include amending the plan content requirements for preliminary and final plan submissions, by adding requirements that the applicant shall provide, along with the standard submission criteria, a computer-aided drafting (CAD) file of the plan view sheets of the project, along with an electronic copy of the plan (including all supporting documents) in Adobe Acrobat (.pdf) format. SA East Brandywine Township Proposed - SLDO Amendment The Township proposes to update all references in its SLDO that the Township Stormwater Management provisions are now located in Chapter 345 of the Township Code. CU East Fallowfield Township Proposed - Conditional Use This is a proposal to add cellular communication transmitter equipment on an existing tower. ZO Valley Township Proposed - Zoning Ordinance Update This is a zoning ordinance update. ZA Penn Township Proposed - Zoning Ordinance Amendment The proposed zoning ordinance amendment adds and revises definitions and provisions to several zoning districts. LANDSCAPES 2 CONSISTENCY Consistent Consistent Not Relevant Consistent Consistent Consistent February 02, 2015 Page 1 of 3

98 FILE NO. MUNICIPALITY TOPIC ZA Malvern Borough Proposed - Zoning Ordinance Amendment The Borough proposes the addition of a new Article to its Zoning Ordinance, Historic Resource Protection Standards. Definitions related to historic preservation will be added to Section 201, and a tabular list of properties affected by the proposed historic overlay district standards is also provided. ZA East Brandywine Township Proposed - Zoning Ordinance Amendment The Township proposes to update all references in its Zoning Ordinance that the Township Stormwater Management provisions are now located in Chapter 345 of the Township Code. It is identified in the online copy of the Township Code ( that the Township adopted its existing Stormwater Management provisions on December 1, 2013 (Township Ordinance No ). ZA East Whiteland Township Proposed - Zoning Ordinance Amendment The proposed zoning ordinance amendment adds mixed use development in the CGO Corporate Gateway Overlay District. The Commission has reviewed two earlier versions of this amendment petition, the latest of which occurred on November 19, 2014 (CCPC# ZA ). ZA East Whiteland Township Proposed - Zoning Ordinance Amendment The Township has received a zoning amendment petition to the Township's Cluster Development Overlay standards, specifically the bonus density provisions for preserving a Township historic resource. While the current ordinance language states that the maximum permitted tract density for cluster residential development may be increased by 10 percent; the amendment petition proposes to increase the bonus density to 25 percent, along with allowing the historic resource to not be included in the maximum tract density calculation, if the historic resource is reused as a residential dwelling unit. The Commission reviewed an earlier version of this amendment on December 5, 2014 (CCPC# ZA ). ZA Westtown Township Proposed - Zoning Ordinance Amendment This relates to Renewable Energy Systems ZA East Goshen Township Proposed - Zoning Ordinance Amendment The Township proposes to add Solar Energy Systems as the principal use of a lot to the list of uses permitted by conditional use in the I-1 Light Industrial zoning district. LANDSCAPES 2 CONSISTENCY Consistent Not Relevant Consistent Consistent Consistent Consistent February 02, 2015 Page 2 of 3

99 FILE NO. MUNICIPALITY TOPIC ZA East Goshen Township Proposed - Zoning Ordinance Amendment The Township proposes to amend regulations pertaining to solar energy systems as an accessory use n its zoning ordinance. The Commission has reviewed two earlier version of this amendment, the latest of which occurred on October 10, 2014 (CCPC# ZA ). ZA East Goshen Township Proposed - Zoning Ordinance Amendment This zoning amendment pertains to public utilities, including the replacement of the existing conditional use standards for a public utility facility with the proposed standards for a public utility facility and/or public utility building set forth in Section 9 of the draft Ordinance. ZA Pocopson Township Proposed - Zoning Ordinance Amendment This amendment regulates wireless communication facilities. ZA Caln Township Proposed - Zoning Ordinance Amendment This amendment relates to convenience stores MA East Brandywine Township Proposed - Misc Amendment The Township proposes to amend Section of Chapter 325 of the Township Code, Mobile Home Parks, by updating the reference that the Township Stormwater Management provisions are now located in Chapter 345 of the Township Code. LANDSCAPES 2 CONSISTENCY Consistent Consistent Consistent Consistent Not Relevant TOTAL NUMBER OF ORDINANCE PROPOSALS WITH RELEVANCE TO LANDSCAPES2: 14 TOTAL NUMBER OF ORDINANCE PROPOSALS CONSISTENT WITH LANDSCAPES2: 14 February 02, 2015 Page 3 of 3

100 Ordinance Review Letters

101 Linda Shank, Secretary Sadsbury Township, Planning Commission 2920 Lincoln Highway, PO Box 261 Sadsburyville, PA Re: Comprehensive Plan Parks, Recreation and Open Space Plan (2014) # CP Sadsbury Township Dear Ms. Shank: January 2, 2015 The Chester County Planning Commission has reviewed the proposed Sadsbury Township Parks, Recreation and Open Space Plan as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section The referral for review was received by this office on November 20, We offer the following comments to assist in your review of the proposed plan: BACKGROUND: 1. The Chester County Planning Commission previously reviewed a proposed Sadsbury Township Comprehensive Plan update, and our review was forwarded to the Township in a letter dated January 17, 2014 (refer to CCPC # CP ). LANDSCAPES: 2. Sadsbury Township is located within the Agricultural, Natural, Rural and Suburban Landscape designations, as well as areas of Rural Center (in the vicinity of the Route 30 and Route 10 intersections) and Urban Landscape (near Parkesburg Borough) as shown in Landscapes2, the 2009 County Comprehensive Plan. The objective of the Agricultural Landscape is to preserve the agricultural industry and cultural heritage of Chester County by supporting a productive agricultural network and preserving prime soil resources. As an overlay of the basic landscapes, the objective of the Natural Landscape is to encourage the preservation and restoration of sensitive natural resources. The objective of the Rural Landscape is to preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate developments in rural centers. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. ccplanningchesco.org Web site:

102 Page: 2 Re: Comprehensive Plan Parks, Recreation and Open Space Plan (2014) # CP Sadsbury Township The objective of the Rural Center Landscape is to preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate development in rural centers. The objective of the Urban Landscape is to target urban areas as the core centers of population, employment, commerce, institutions, services, and culture, using Smart Growth and smart transportation principles. The objectives, policies and guidelines of the proposed Sadsbury Township Parks, Recreation and Open Space Plan are broadly consistent with Landscapes. We suggest that the Township consider the comments and suggestions in this letter to help create a superior Parks, Recreation and Open Space Plan. LINKING LANDSCAPES: 3. Linking Landscapes: A Plan for the Protected Open Space Network in Chester County, PA, was adopted in 2002 as the Open Space Element of the Chester County Comprehensive Plan. Comment 14 in this review contains an assessment of the Parks, Recreation and Open Space Plan s relationship to Linking Landscapes and recommendations regarding how this Township s plan and Linking Landscapes can be better coordinated. COMMENTS: 4. The Geology map shows linear features that are not described in the legend; this should be clarified The Plan frequently references population figures and other statistics from the 1990 Census. The 2010 Census should be used whenever it includes relevant data. The reference to the Historic Site Map in Chapter IV, page 15, does not agree with the title of the Historic Resources figure on the following page. 7. Many of the maps contain shading patterns that did not reproduce clearly in the review copy we received, and are therefore illegible.. All pages, graphics and tables should be numbered. Only Chapter I and Chapter IV appear to be numbered. 9. A comprehensive plan is most effective when it is easy to use on a routine basis, and its elements can be conveniently referenced. The usability of this Comprehensive Plan can be improved if it would include a table of contents. This would allow users to navigate easily to a desired Plan element. Each chapter and the figures and tables should be included in the table of contents. Consideration should be given to adding an index to further facilitate the ability of users to locate a particular topic.

103 Page: 3 Re: Comprehensive Plan Parks, Recreation and Open Space Plan (2014) # CP Sadsbury Township Text in parts of this Parks, Recreation and Open Space Plan appears to be repeated from a previous Township Comprehensive Plan. If text is repeated from the Comprehensive Plan, this Parks, Recreation and Open Space Plan should clearly reference the source. Chapter III contains Goal 1, calling for the Township to identify present and future recreational needs and facilities of the Township and the anticipated facility sites. A basic assessment such as this should be a fundamental part of this Parks, Recreation and Open Space Plan. The Plan should indicate whether the public had any opportunity to contribute to its preparation or its establishment of goals and objectives. 13. The Plan contains recommendations distributed throughout the entire text. It is unclear how these recommendations coordinate with each other, and with other recommendations located throughout the text. Also, the Chapter V Goals and Objectives do not assign an implementation responsibility to any Township agency. The Plan could be more useful if each Goal is associated with a responsible agency and an implementation date. Additionally, many of the objectives in Chapter V are very broad and general. The Township should focus on attainable and specific measures to implement the Plan. 14. The Trail Corridors Figure (not numbered) references the Transco Gas Pipeline in the legend. Gas pipeline easements are generally not good candidates for potential trails unless the gas pipeline company has no objections, the easement permits an additional activity such as a trail, and appropriate trail heads and road crossings can be provided. Also, this Figure shows the Chester Valley Trail in the legend, but a potential trail alignment does not appear on the map that was provided to the County Planning Commission. This potential trail extension should be more thoroughly explored. The Chester County Planning Commission will provide assistance regarding a potential extension of the Chester Valley Trail. The Trail Corridors Figure appears to show a regional recreational trail corridor that is also referenced in Linking Landscapes, a Plan for the Protected Open Space Network in Chester County, PA (2002), but no further detail is provided. This document can be referenced at: The Township's Plan should include better coordination with Linking Landscapes. Additional material relating to open space and natural resource preservation and planning is available at the Chester County Planning Commission website at: Additionally, an "etool" on Greenways is available at: We recommend that the Township take advantage of these resources and the information they contain.

104 Page: 4 Re: Comprehensive Plan Parks, Recreation and Open Space Plan (2014) # CP Sadsbury Township 15. Section 425 of the Sadsbury Township Subdivision and Land Development Ordinance requires the provision of land for recreation or open space, and includes minimum percentages of the tract to be dedicated. The Plan should investigate whether the requirements of this Section are still appropriate. Additionally, the Township's fee-in-lieu provisions for recreational lands under the Section 503.(11) of the MPC should be reviewed, including the funding requirements. RECOMMENDATION: Sadsbury Township should consider the comments contained in this review, and should take advantage of the parks, recreation and open space planning resources available from the Chester County Planning Commission. With such an expanded analysis and by using such resources, the Township can develop a superior Parks, Recreation and Open Space Plan. We request an official copy of the decision made by the Board of Supervisors, as required by Section 306(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: Stephanie Silvernail, Chair, Sadsbury Township Board of Supervisors Jane Heineman, Chair, Sadsbury Township Planning Commission

105 January 21, 2015 Lisa Valaitis, Secretary East Fallowfield Township 2264 Strasburg Road East Fallowfield, PA Re: Conditional Use Application Chester County Voice Radio Project # CU East Fallowfield Township Dear Ms. Valaitis: The Chester County Planning Commission has examined the Chester County Voice Radio Project conditional use application for East Fallowfield Township as a planning service, although it is not required by Act 247, the Pennsylvania Municipalities Planning Code as amended. This office received the referral for review on December 22, The application was accompanied by an Environmental Impact Statement, dated December, 2014 and a site plan dated November 14, This report compares the conditional use to the requirements set by your zoning ordinance and to County policies. Compliance with the conditions set forth in your ordinance should be verified by agents of your Township. If this proposal does not meet all of the required conditions, it should not be approved. Approval of this conditional use does not imply approval of the proposed land development plan, nor release the requirement of the applicant to submit a land development plan under other Township ordinances. Section (b)(3), referring to Section 603(c)(2) of the Municipalities Planning Code, permits the Board of Supervisors to attach reasonable conditions and safeguards, in addition to those expresses in the zoning ordinance. We advise to do so if necessary. We offer the following comments in considering the proposed land use as it relates to the consideration of the conditional use application. DESCRIPTION: This is a conditional use application that involves the co-location of additional transmitter facilities on an existing wireless communications tower on a parcel at 775 Fairview Road in East Fallowfield Township. The facility is to be used in connection with the Chester County Voice Radio Project, which involves the installation and maintenance of a new emergency services radio system for the County. The site is located in the RA - Rural Agricultural zoning district. The submission included an environmental impact assessment as part of the conditional use application LANDSCAPES: The project site is located within the Agricultural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Agricultural Landscape is to preserve the agricultural industry and cultural heritage of Chester County by supporting a productive agricultural network and preserving prime soil resources. The proposed conditional use is consistent with the objectives the Agricultural Landscape. ccplanningchesco.org Web site:

106 Page: 2 Re: Conditional Use Application Chester County Voice Radio Project # CU East Fallowfield Township This proposal is consistent with Landscapes Objective CS 3: Emergency Services - Maintain a coordinated emergency services system to protect the health and safety of all citizens by initiating preventive measures and ensuring a rapid response to all emergencies. Additionally, it is consistent with Landscapes Emergency Services Policy CS Provide sufficient funding for technology, equipment, and training to enable emergency personnel to respond to incidents in a timely manner to protect public health and safety, as well as Emergency Services Policy CS 3.4: Maintain a state-of-the-art communications center to enable rapid and coordinated responses to emergencies. RECOMMENDATION: application. East Fallowfield Township should approve the conditional use We appreciate the opportunity to comment on this proposal. Approval of this conditional use does not imply approval of the proposed subdivision or land development plan, nor release the requirement of the applicant to submit a subdivision or land development plan under other ordinances and the Pennsylvania Municipalities Planning Code. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: Joseph H. Pomorski, East Fallowfield Township Board of Supervisors Chairman Dennis Crook, East Fallowfield Township Planning Commission Chairman

107 Scott T. Piersol, Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA January 2, 2015 Re: Proposed Code Amendment - Mobile Home Parks, Stormwater Management Provisions # MA East Brandywine Township Dear Mr. Piersol: The Chester County Planning Commission has reviewed the proposed amendment as submitted by East Brandywine Township. The referral for review was received by this office on December 9, While we acknowledge we have no official review comments under the provisions of the Pennsylvania Municipalities Planning Code (MPC), we offer the following comments to assist in your review of the proposed ordinance. DESCRIPTION OF THE AMENDMENT: 1. East Brandywine Township has proposed to amend Section of Chapter 325 of the Township Code, Mobile Home Parks, by updating the reference to the Township Stormwater Management provisions that are now located in Chapter 345 of the Township Code. It is identified in the online copy of the Township Code ( that the Township adopted its existing Stormwater Management provisions on December 1, 2013 (Township Ordinance No ). 2. Sections 2 through 17 of the draft Ordinance address similar amendments to the Township Subdivision and Land Development Ordinance, and the Township Zoning Ordinance. These amendments are addressed by the Commission in separate reviews (CCPC# SA and ZA , respectively). COMMENT ON THE AMENDMENT: 3. The proposed ordinance language appears to be appropriate. RECOMMENDATION: East Brandywine Township should adopt the proposed Township Code amendment. We request an official copy of the decision made by the Board of Supervisors. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP RTB/PF cc: Hudson L. Voltz, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair ccplanningchesco.org Web site:

108 January 2, 2015 Scott T. Piersol, Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA Re: Subdivision and Land Development Ordinance Amendment - Plan Content and Electronic Format # SA East Brandywine Township Dear Mr. Piersol: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 505(a). The referral for review was received by this office on December 9, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Brandywine Township has proposed the following amendments to its Subdivision and Land Development Ordinance (SLDO): A. Amend the plan content requirements for preliminary and final plan submissions, by adding requirements that the applicant shall provide, along with the standard submission criteria, a computer-aided drafting (CAD) file of the plan view sheets of the project, along with an electronic copy of the plan (including all supporting documents) in Adobe Acrobat (.pdf) format; and B. Amend the As-Built Plan requirements in Section , by adding a requirement that an electronic copy of the as-built plans (including all supporting documents) shall be provided in Adobe Acrobat (.pdf) format. COMMENTS ON THE AMENDMENT: 2. The County Planning Commission endorses the incorporation of digital submission requirements into municipal Subdivision and Land Development Ordinances, particularly at the preliminary plan stage, as this creates increased efficiency in sharing plan information amongst municipal offices, along with (long-term) efficiency gains in sharing plan information with county and state offices. 3. The introductory language in Sections 1 and 2 of the draft Ordinance incorrectly identifies that the preliminary and final plan content requirements are located, respectively, in Sections and , rather than Sections and , of the Township SLDO. This should be corrected by the Township. ccplanningchesco.org Web site:

109 Page: 2 Re: Subdivision and Land Development Ordinance Amendment - Plan Content and Electronic Format # SA East Brandywine Township RECOMMENDATION: The Commission recommends that East Brandywine Township adopt the Subdivision and Land Development Ordinance amendment after consideration of the comments in this review letter. We request an official copy of the decision made by the Board of Supervisors, as required by Section 505(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: Hudson L. Voltz, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair Ronald T. Bailey, AICP Secretary

110 Scott T. Piersol, Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA January 2, 2015 Re: Subdivision and Land Development Ordinance Amendment Stormwater Management # SA East Brandywine Township Dear Mr. Piersol: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 505(a). The referral for review was received by this office on December 9, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Brandywine Township proposes to update all references in its Subdivision and Land Development Ordinance (SLDO) to the Township Stormwater Management provisions that are now located in Chapter 345 of the Township Code. It is identified in the online copy of the Township Code ( that the Township adopted its existing Stormwater Management provisions on December 1, 2013 (Township Ordinance No ). 2. Section 1 of the draft Ordinance addresses a similar amendment to the Mobile Home Park standards in Chapter 325 of the Township Code, and Sections through 17 address similar amendments to the Township Zoning Ordinance. These amendments are addressed by the Commission in separate reviews (CCPC# MA and ZA , respectively). COMMENT ON THE AMENDMENT: 3. The proposed ordinance language appears to be appropriate. RECOMMENDATION: East Brandywine Township should adopt the proposed Subdivision and Land Development Ordinance amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 505(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: Hudson L. Voltz, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair Ronald T. Bailey, AICP Secretary ccplanningchesco.org Web site:

111 W. A. Finnen, Secretary Penn Township 260 Lewis Rd. West Grove, PA January 26, 2015 Re: Zoning Ordinance Amendment Various Amendments # ZA Penn Township Dear Mr. Finnen: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on January, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. The proposed zoning ordinance amendment significantly revises the definitions listed in Article II with 79 individual definitions being added or revised. The following sections of the amendment make revisions to the provisions of the R-1, R-2, R-3, LC, C-1, C-2, I-1 and CI zoning district. The revisions to the CI Community Institutional are the most significant and it appears that the bulk of the revisions are related to the change of ownership of the Township sewer service, which is now provided by a public sewer provider rather than the Township. An Emergency Services Impact Plan requirement is added to the conditional use requirements for Retirement Communities including Continuing Care Retirement Communities. The final section of the amendment adds a new subsection to Article XV being Section 1516 Performance Standards for All Buildings Exclusive of Agricultural and Residential Structures which creates four classes of structures based on the floor area of the building. COMMENTS ON THE AMENDMENT: We suggest that the wording of the definition of the term "Composting Materials" be revised to change the word "...shipping..." to "shipped" for the reason of parallel construction. We suggest that the definition of the term "Compost" include commercial flower growing as well as fruits and vegetables for how the medium is used. The term "drop irrigation" as used in proposed Section 1304.B.2 should be revised to read "drip irrigation" and later in Section 1304.B. the term "duty enacted" should be revised to read "duly enacted." The Township should verify the following references in the proposed text: in Section 1304.K.1 we believe that the reference should read "subsection 1301.J", in Section 1304.K.5 the reference should read "Sections 1307 and 130" and in Section 1304.K.6 the reference should read "...Section 1301.J..." ccplanningchesco.org Web site:

112 Page: 2 Re: Zoning Ordinance Amendment Various Amendments # ZA Penn Township The wording in the final sentence of the definition of the term "Communications Facility" should be clarified. The Township should correct the spelling of the word "building" in proposed Section 1516.E. The wording of the definition of the term "Building Setback Line" appears to only relate to the road frontage of a parcel and not the side and rear property lines. We endorse the incorporation of an "Emergency Services Impact Plan" into the ordinance requirements. The instructions for the amendment to Section 1100(i), suggest that the submitted language is to be added to the existing text, however it appears that it should replace the existing text. This should be clarified prior to taking action on the amendment. The definition of the term "Floor Area Ration" should be revised to read "Floor Area Ratio". In the definition of the term "Cemetery" the word "columbium" should read "columbarium." In the definition of the term DBH, the term is actually shown as DBII, this should be revised. RECOMMENDATION: Penn Township should consider the comments in this letter before acting on the proposed amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB

113 January 5, 2015 Sandra L. Kelley, Manager Malvern Borough 1 East First Avenue, Suite 3 Malvern, PA Re: Zoning Ordinance Amendment - Historic Overlay District/Historic Resource Protection Standards # ZA Malvern Borough Dear Ms. Kelley: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. Malvern Borough has proposed the following amendments to its Zoning Ordinance: A. Add definitions for the following terms to Section 201: demolition by neglect, economic hardship, structural historic fabric, Historical Commission, and Significant Historic Resource; B. Amend Article III, Establishment of Districts; and C. Add a new Article, Historic Resource Protection Standards. A purpose statement, general provisions, additional duties of the Historical Commission, Official List of Significant Historic Resources, Permits for Demolition, Demolition by Neglect, Emergency Measures, Archival Documentation and Integrity of Historic Setting provisions are provided. 2. The Borough s amendment submission included a tabular list of properties that would be affected by the Historic Overlay District. The information provided on this list includes the street address, tax parcel number, description and architectural style or type. COMMENTS ON THE AMENDMENT: 3. We recommend that the Borough, in its development of the proposed ordinance standards, refer to the Historic Resource Protection Standards planning Tool on the County Planning Commission website for further information on this matter: The Borough should consider incorporating standards for the review of proposed rehabilitations, enlargements or alterations of historic resources, along with standards for historic resource classification categories (we note that the historic resource classifications are currently provided in the Historic Resources Index on the Borough s website). 4. The draft Ordinance identifies that the proposed standards will be added to the Borough Zoning Ordinance as Article XXIII [Sections 2300 through 2307]. However, there is an existing Article XXIII-General Provisions in our copy of the Borough Zoning Ordinance and the copy on the Borough s website. Additionally, the Permits for Demolition and Demolition by Neglect ccplanningchesco.org Web site:

114 Page: 2 Re: Zoning Ordinance Amendment - Historic Overlay District/Historic Resource Protection Standards # ZA Malvern Borough Standards have identical section numbers. The Borough should ensure that the correct section numbers are provided throughout the draft ordinance, along with verifying the accuracy of all section references, prior to taking official action on this amendment. The Borough should also ensure that the Zoning Ordinance language is consistent with the Historical Commission standards in Chapter 16 of the Borough Code. 5. We recommend that the Borough consider providing the historic overlay district properties list in a more user-friendly format (the small font size makes it difficult to interpret the information as currently provided). We also recommend that the historic resource classification for each resource be added to this list. 6. There is no text provided for Section 2301.J at the bottom of page 3. This should be corrected by the Borough. 7. The second sentence of Section 2302.A should be given its own subsection within this Section - the Additional Duties of the Historical Commission.. All references to the term Commonwealth in Section 2303 should be capitalized. 9. The term How should be added to the beginning of Sections 2304.A.3.c and 2304.A.3.d (ex. How the razing and removal of the significant historic resource ). 10. We recommend that the Borough, rather than then applicant, manage the posting and notification requirements for a Historical Commission Public Meeting as specified in Section 2304.B The phrase Temporary Delay utilized throughout Section 2304.B.3 should be replaced with the phrase Temporary Delay of Demolition. 12. The Borough should verify the accuracy of both section references provided in Section 2304.B.3.c. RECOMMENDATION: Malvern Borough should consider the comments in this letter before acting on the proposed zoning amendment. We request an official copy of the decision made by Borough Council, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: David G. Bramwell, Borough Council President David B. Knies, Planning Commission Chair Carroll Sinquett, Planning Commission Secretary Ronald T. Bailey, AICP Secretary

115 Scott T. Piersol, Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA January 2, 2015 Re: Zoning Ordinance Amendment - Stormwater Management # ZA East Brandywine Township Dear Mr. Piersol: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 9, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Brandywine Township proposes to update all references in its Zoning Ordinance to the Township Stormwater Management provisions that are now located in Chapter 345 of the Township Code. It is identified in the online copy of the Township Code ( that the Township adopted its existing Stormwater Management provisions on December 1, 2013 (Township Ordinance No ). 2. Section 1 of the draft Ordinance addresses a similar amendment to the Mobile Home Park standards in Chapter 325 of the Township Code, and Sections 2 through 7 address similar amendments to the Township Subdivision and Land Development Ordinance (SLDO). These amendments are addressed by the Commission in separate reviews (CCPC# MA and SA , respectively). COMMENT ON THE AMENDMENT: 3. The proposed ordinance language appears to be appropriate. RECOMMENDATION: East Brandywine Township should adopt the proposed Zoning Ordinance amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: Hudson L. Voltz, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair Ronald T. Bailey, AICP Secretary ccplanningchesco.org Web site:

116 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA January 9, 2015 Re: Zoning Ordinance Amendment - Mixed Use Development in the Corporate Gateway Overlay District # ZA East Whiteland Township Dear Ms. Woodman: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 12, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Whiteland Township has received a zoning amendment petition to allow a mixed use development in the Corporate Gateway Overlay District in the Township. The County Planning Commission has reviewed two earlier versions of this zoning amendment, the latest of which occurred on November 19, 2014 (CCPC# ZA ). 2. The latest revisions to the proposed CGO Corporate Gateway Overlay District appear to be limited to the list of uses specified in Section D (hotels and conference centers have been removed from this list, and language has been added excluding convenience stores with gas ), along with adding maximum allowable floor area ratio (FAR) provisions to Section E. LANDSCAPES: 3. The applicant s parcel in the Corporate Gateway Overlay District is located within the Suburban Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Center Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Center Landscape based upon infrastructure capacity and environmental constraints. The proposed zoning ordinance language is consistent with the objectives of the Suburban Center Landscape. COMMENTS ON THE AMENDMENT: 4. As stated in our previous review (CCPC# ZA ), we suggest that the Township and the applicant consider adding language to address open space and recreation requirements, which becomes an increasingly important component when development is intensified and diversified, along with including language that promotes the creation of pedestrian links to area trail and park facilities. ccplanningchesco.org Web site:

117 Page: 2 Re: Zoning Ordinance Amendment - Mixed Use Development in the Corporate Gateway Overlay District # ZA East Whiteland Township 5. We suggest that the Township and the applicant consider the validity of proposed Section C(6) related to a height bonus and additional setbacks; as stated in our previous review, it appears that this provision would no longer be applicable and thus should be deleted. RECOMMENDATION: East Whiteland Township should consider the comments in this letter before acting on the proposed zoning amendment petition. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Ronald T. Bailey, AICP Secretary

118 January 9, 2015 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA Re: Zoning Ordinance Amendment - Cluster Development Overlay Standards # ZA East Whiteland Township Dear Ms. Woodman: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 12, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Whiteland Township has received a zoning amendment petition from Riley Riper Hollin & Colagreco, on behalf of APG The Valley, L.P., pertaining to revisions to the Township s Cluster Development Overlay standards. The proposed amendments to the Township Zoning Ordinance are: A. Amend the definition of the term Tract in Section ; B. Amend the bonus density provisions for preserving a Township historic resource in a development undertaken under the provisions for cluster development in Section F. While the current ordinance language states that the maximum permitted tract density may be increased by 10 percent; the amendment petition proposes to increase the bonus density to 25 percent, along with allowing the historic resource not to be included in the calculation of the maximum tract density if the historic resource is reused as a residential dwelling unit; and C. Amend the existing 250 foot minimum building face to existing arterial street ultimate right-of-way standard in Section 200 Attachment 3: Table of Development Standards for R-1 District Cluster Overlay. The applicant proposes the addition of a condition where this setback may be reduced to 100 feet where a minimum eight () foot high landscaped berm is provided. 2. The County Planning Commission reviewed an earlier version of this amendment petition on December 5, 2014 (CCPC# ZA ). We note that the main revision to the latest version of this amendment is that the applicant is now required to submit with the conditional use application a historic resource impact study for the review of the Township Historical Commission, in accord with the requirements of Section G of the Zoning Ordinance. ccplanningchesco.org Web site:

119 Page: 2 Re: Zoning Ordinance Amendment - Cluster Development Overlay Standards # ZA East Whiteland Township COMMENTS ON THE AMENDMENT: 3. As stated in our previous review (CCPC# ZA ), the Township needs to consider the effects of increasing the bonus density provisions for all applicable zoning districts (as currently written, the bonus density provision for historic preservation in Section F applies to the cluster development provisions for the R-1, R-2 and R-3 Residential districts). The Commission s research, as outlined in our previous review, indicates that the bonus density provisions proposed by the applicant exceed those provided by other municipalities in the region. 4. The Township s Solicitor should be requested to review and comment on the proposed ordinance language prior to the Township Board of Supervisors taking official action, particularly the procedural standards specified by the applicant. We note the last sentence in the introductory paragraph of proposed Section F states that the criteria and standards proposed by the applicant shall apply in lieu of Section , Board of Supervisions actions on conditional use applications. RECOMMENDATION: West Whiteland Township should consider the comments in this letter before acting on the proposed zoning amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Ronald T. Bailey, AICP Secretary

120 Chris Patriarca, Director of Planning and Zoning Westtown Township P.O. Box 79 Westtown, PA Re: Zoning Ordinance Amendment - Renewable Energy Systems # ZA Westtown Township Dear Mr. Patriarca: January 16, 2015 The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 1, We offer the following comments to assist in your review of the proposed amendment. COMMENTS ON THE AMENDMENT: This amendment regulates renewable energy systems, including geothermal, wind and solar systems, manure digesters and outdoor wood-fired boilers. Definitions, bulk and lot requirements, and locational regulations are included. The Chester County Planning Commission has previously reviewed an earlier version of this amendment, and our comments were forwarded to the Township in a letter dated May 23, 2014 (refer to CCPC # ZA ). A significant change in the current version of this amendment relates to permitting a wind energy system as a principal use (i.e., such as a commercial-scale wind energy system), which was recommended in our previous review. We have no further comments on the proposed amendment. RECOMMENDATION: Westtown Township should adopt the proposed amendment after reviewing the comments in our letter of May 23, We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: Carol DeWolf, Westtown Township Board of Supervisors Chair Richard Pomerantz, Westtown Township Planning Commission Chairman ccplanningchesco.org Web site:

121 January 21, 2015 Louis F. Smith, Jr., Manager East Goshen Township 150 Paoli PK West Chester, PA 1930 Re: Zoning Ordinance Amendment - Solar Energy Systems as a principal use in the I-1 Light Industrial zoning district # ZA East Goshen Township Dear Mr. Smith, Jr.: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 23, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Goshen Township has proposed the following amendments to its Zoning Ordinance: A. Add Solar Energy Systems as the principal use of a lot to the list of uses permitted by conditional use in the I-1 Light Industrial zoning district; B. Amend the area and bulk requirements of the I-1 zoning district set forth in Section G; C. Add provisions for solar energy systems as the principal use of a lot in the I-1 zoning district. 2. The County Planning Commission also received a zoning amendment submission from East Goshen Township pertaining to solar energy systems as an accessory use, which will be addressed by the Commission in a separate review (CCPC# ZA ). COMMENTS ON THE AMENDMENT: 3. We endorse the Township s efforts regarding the encouragement and regulation of alternative energy systems. 4. The Township should verify the accuracy of Section 2 of the draft Ordinance, as it appears that the Township is proposing to delete the existing minimum front yard, side yard and rear yard requirements in Section G in their entirety. RECOMMENDATION: East Goshen Township should consider the comments in this letter before acting on the proposed zoning amendment. ccplanningchesco.org Web site:

122 Page: 2 Re: Zoning Ordinance Amendment - Solar Energy Systems as a principal use in the I-1 Light Industrial zoning district # ZA East Goshen Township We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

123 January 21, 2015 Louis F. Smith, Jr., Manager East Goshen Township 150 Paoli Pike West Chester, PA 1930 Re: Zoning Ordinance Amendment - Solar Energy Systems as an Accessory Use # ZA East Goshen Township Dear Mr. Smith: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 23, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Goshen Township has proposed the following amendments to its Zoning Ordinance: A. Add the definitions of the following terms in Section 240-6: mechanical equipment, solar access, solar energy system, and solar glare; B. Amend the maximum height provisions for structures in Section C(2), by identifying that this section shall not apply to solar energy systems; and C. Replace the existing accessory use standards for solar energy systems in Section O with the proposed language in Section 3 of the draft Ordinance. 2. The County Planning Commission also received a zoning amendment submission from East Goshen Township pertaining to solar energy systems as the principal use of a lot permitted by conditional use in the I-1 Light Industrial zoning district, which will be addressed by the Commission in a separate review (CCPC# ZA ). COMMENT ON THE AMENDMENT: 3. The County Planning Commission has previously reviewed two earlier versions of this amendment, the latest of which occurred on October 10, 2014 (CCPC# ZA ). The revisions to the proposed ordinance language in the latest version of this amendment appear to be appropriate. RECOMMENDATION: East Goshen Township should adopt the proposed zoning amendment. ccplanningchesco.org Web site:

124 Page: 2 Re: Zoning Ordinance Amendment - Solar Energy Systems as an Accessory Use # ZA East Goshen Township We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

125 January 21, 2015 Louis F. Smith, Jr., Manager East Goshen Township 150 Paoli Pike West Chester, PA 1930 Re: Zoning Ordinance Amendment - Public Utilities # ZA East Goshen Township Dear Mr. Smith: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 23, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Goshen Township has proposed the following amendments to its Zoning Ordinance: A. Add new or amended definitions for the following terms to Section 240-6: Electric Substation, Public Utility Building, Public Utility Facility, Public Utility, and Public Utility Corporation; B. Delete Public Utility Building as a use permitted by conditional use in the R-1 Low Density Open Space Residential District; C. Replace the phrase public utility facility with the phrase Public utility facility and public utility building as a use permitted by conditional use in the I-1 Light Industrial, I-2 Planned Business, Research and Industrial, and BP Business Park zoning districts; and D. Replace the existing conditional use standards for a public utility facility with the proposed conditional use standards for a public utility facility and/or public utility building set forth in Section 9 of the draft Ordinance. COMMENTS ON THE AMENDMENT: 2. The regulations relating to the conditional use provisions that would apply to public utility facilities are reasonable and should help to ensure that any adverse effects of these facilities are controlled and limited. The provision requiring owners of the public utility facility to provide the Township with a liaison person why may be reached 24 hours a day, seven days a week in the event of an emergency, is innovative and can help supplement appropriate responses by emergency responders. We recommend that the Township s emergency service responders be requested to review and comment on the public utility facility s emergency response plan. 3. According to our records, the existing conditional use standards for a public utility facility are set forth in Section C(3)(aa) of the Township Zoning Ordinance, rather than Section C(aa) as identified in Section 9 of the draft Ordinance. This should be corrected by the Township. ccplanningchesco.org Web site:

126 Page: 2 Re: Zoning Ordinance Amendment - Public Utilities # ZA East Goshen Township RECOMMENDATION: East Goshen Township should consider the comments in this letter before acting on the proposed zoning amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

127 Susan Simone, Secretary Pocopson Township PO Box 1 Pocopson, PA January 23, 2015 Re: Zoning Ordinance Amendment - Wireless Communication Facilities # ZA Pocopson Township Dear Ms. Simone: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 26, We offer the following comments to assist in your review of the proposed amendment. The amendment regulates wireless communication facilities. Facilities are generally regulated by conditional use except where co-location is proposed. The amendment includes an extensive list of defined terms, an explanation of purposes and findings of fact, construction and locational controls, design regulations, bonding, indemnification and insurance requirements, and related provisions. The amendment was prepared by the Township Solicitor. COMMENTS ON THE AMENDMENT: 1. Act 191 of 2012, the Pennsylvania Wireless Broadband Collocation Act, which went into effect on December 23, 2012, provides for streamlined procedures for municipal review of applications for the modification or collocation of wireless communications facilities and wireless support structures. The proposed ordinance includes provisions that reflect the provisions of the Pennsylvania Wireless Broadband Collocation Act. The Wireless Broadband Collocation Act also includes a 90-day review period for collocation applications. The Township should ensure that the proposed ordinance is consistent with this requirement. 2. The amendment contains many useful provisions that are expected to mitigate potential adverse effects of wireless communication facilities, primarily towers and ground-based facilities. The proposed provisions emphasize the use of "stealth" designs, encourage co-location (towers are required to be designed to accommodate additional facilities), distinct regulations applying to facilities that are located within or outside municipal rights-of-way, and protection for historic resources. 3. "Distributed Antenna System (DAS)" is defined but not otherwise mentioned in the text. Inasmuch as the amendment seeks to encourage designs that limit visual and other effects of wireless facilities, it may be appropriate to encourage small antenna facilities that are less visually noticeable than other tower-based facilities. 4. The amendment comprehensively prohibits guyed and lattice towers. There may be instances where such designs may be appropriate, especially if the construction of additional separate towers can be avoided. ccplanningchesco.org Web site:

128 Page: 2 Re: Zoning Ordinance Amendment - Wireless Communication Facilities # ZA Pocopson Township 5. The Township should review the definition of "Substantially Change"; this definition generally contains maximum changes to wireless support structures that, when exceeded, would then constitute a substantial change. However, one of the parameters in this definition refers to the addition of an antenna with a dimension not to exceed 20 feet; the construction of this definition seems to suggest that a dimension in excess of 20 feet should signify a substantial change. 6. The ordinance prohibits the placement of a structure-mounted wireless facility on a historic resource, which appears necessary to preserve the character of the historic resource. However, the Township may want to consider some limited flexibility in the regulations to allow the placement of an unobtrusive or otherwise-hidden wireless facility within a historic resource, in the event that such a location is appropriate. RECOMMENDATION: Pocopson Township should consider the comments in this letter before acting on the proposed amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: Ricki Stumpo, Pocopson Township Board of Supervisors Chairperson Gary Summers, Pocopson Township Planning Commission Chairperson

129 January 30, 2015 Gregory E. Prowant, AICP, Manager Caln Township 253 Municipal Drive Thorndale, PA Re: Zoning Ordinance Amendment Convenience Stores and Fueling Stations in the Route 30 Bypass Overlay District # ZA Caln Township Dear Mr. Prowant: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 31, We offer the following comments to assist in your review of the proposed amendment. This amendment relates to convenience stores. Convenience stores and "mini market"-type stores, including up to 16 fueling stations, will be regulated by conditional use in the Route 30 Bypass Overlay District. These areas include the three interchanges at the Route 30 Bypass within Caln Township (i.e., at Route 30 and Reeceville Road, Route 30 and Route 340, and Route 30 and Route 322). LANDSCAPES: The amendment relates to the Route 30 Bypass Overlay District, which is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed amendment is consistent with the objectives of the Suburban Landscape. COMMENTS ON THE AMENDMENT: The amendment will permit convenience stores and fueling facilities in locations near interchanges at Route 30. The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies Route 30 as a major arterial. Convenience stores and fueling facilities are appropriate land uses at locations near major highways. The amendment will also permit the Township to reduce the number of fueling stations at a proposed facility if the Township s evaluation of the applicant's traffic study determines that safe and convenient vehicular circulation cannot be accommodated on the site. We suggest that the Township also specifically evaluate the proposed parking and circulation patterns for tractor-trailers and other large vehicles to ensure that these vehicles can be safely parked on the site, will not need to be parked along any public right-of-way and do not obstruct sight distances (Township Zoning Ordinance Section C.(9) currently prohibits vehicles from stacking onto public streets). ccplanningchesco.org Web site:

130 Page: 2 Re: Zoning Ordinance Amendment Convenience Stores and Fueling Stations in the Route 30 Bypass Overlay District # ZA Caln Township RECOMMENDATION: Caln Township should consider the comments in this letter before acting on the proposed amendment. We request an official copy of the decision made by the Board of Commissioners, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: John Contento, Caln Township Board of Commissioners President David M. Lamb Jr., Caln Township Planning Commission Chairman Cheryl Lafferty, Caln Township Planning Commission Secretary

131 January 14, 2015 Karen Chandler Township Secretary Valley Township P.O. Box West Lincoln Highway Coatesville, Pa Re: Valley Township Zoning Ordinance Amendments Act 247 and Vision Partnership Planning Grant - Combined Review VPP Contract # Act 247 Reviews # ZO Dear Ms. Chandler: Valley Township has submitted a proposed Township Zoning Ordinance amendment to the Chester County Planning Commission for review. This comprehensive amendment was prepared with funding provided by the Chester County Vision Partnership Planning program (VPP). This letter serves as both the official Act 247 review pursuant to the provisions of Section of the Pennsylvania Municipalities Planning Code, and the Vision Partnership Planning Review required by Section 7.3 of the Vision Partnership Program Grant Manual (2013). The referral for review was received by this office on December 4, This review evaluates the Township Zoning Ordinance amendment s consistency with Landscapes2 and with the VPP Grant Contract and Scope of Work. Kevin Myers served as the VPP Grant Monitor for this project and provided input throughout the process. Consistency with Landscapes2 and the VPP Grant Contract are required prior to VPP grant reimbursement. DESCRIPTION OF THE TOWNSHIP ZONING ORDINANCE AMENDMENT The Township has proposed a comprehensive amendment to its Zoning Ordinance, including a zoning map. CONSISTENCY WITH LANDSCAPES2 Landscapes2, the Chester County Comprehensive Policy Plan, was adopted in According to the Landscapes2 map and plan, the following Landscapes types are most relevant to the proposed Valley Township Zoning Ordinance amendment: ccplanningchesco.org Web site:

132 Page: 2 Zoning Ordinance Amendments Valley Township VPP Contract #14396 Act 247 Review #ZO Urban Landscape: Objective LU 2 for this Landscape states: Target urban landscapes as the core centers of population, employment, commerce, institutions, services, and culture, using Smart Growth and smart transportation principles. The proposed Zoning Ordinance amendment is consistent with the Urban Landscape. Suburban Landscape: Objective LU 3 for this Landscape states: Promote new development in suburban landscapes to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. The proposed Zoning Ordinance amendment is consistent with the Suburban Landscape. The following specific Landscapes2 objectives or policies are of particular relevance to the proposal: 1. LU 1.1: Promote the Urban and Suburban landscapes as the designated growth areas of Chester County. 2. LU 1.3: Encourage and promote innovative design principles, appropriate to the unique sense of place or each landscape type. 3. LU 3.4: Encourage well-designed mixed use development at densities sufficient to support the multi-modal transportation system. 4. T 2.3: Provide standards for non-motorized travel and improve roadway network to encourage bicycling and walking. 5. T 4.7: Create, enhance, and protect the aesthetic and scenic qualities of the entire roadway network. 6. ED 2.3: Promote mixed-use development and re-development, especially in designated growth areas, to provide opportunities for commercial and residential land use to be complementary; and to target new businesses to areas of existing infrastructure systems. 7. ED 5.1: Integrate economic development with land use planning and target commercial and industrial uses to designated growth areas.. ED 5.6: Encourage municipalities to plan for walkable, mixed-use communities that will foster the establishment of local, neighborhood-oriented businesses. The proposed Zoning Ordinance amendment is consistent with these objectives and policies. CONSISTENCY WITH VPP GRANT CONTRACT AND SCOPE OF WORK The Zoning Ordinance amendment is consistent with the VPP Grant Contract and the Scope of Work (Appendix B, dated March, 2012) has been addressed. In addition, the ordinance amendment appears to be in conformance with the Municipalities Planning Code.

133 Page: 3 Zoning Ordinance Amendments Valley Township VPP Contract #14396 Act 247 Review #ZO COMMENTS: 1. Page Agriculture. We suggest the Township review the definition of Agriculture and its consistency with the definition of Agricultural Operation in Section 107 of the Pennsylvania Municipalities Planning Code. 2. Page Automobile filling station. The definition of automobile filling station is listed and permitted only within the Industrial District by special exception. The Township should consider verifying this terminology and whether automobile filling station should be permitted in other zoning districts, particularly where there are existing facilities. Also, the term sale of automobile fuels is used in the definition of Convenience Store, but this term is neither defined nor listed as a permitted use. We suggest replacing the term sale of automobile fuels with automobile filling station in the definition of Convenience Store. Further, we suggest the Township consider whether automobile filling station would be more appropriate as an accessory use permitted at specific uses such as Convenience Store or Grocery Store. We note that very few automobile filling stations are being built as the sole use of a property. See also comment #3 below. 3. Page Convenience Store. See also comment #2. This definition explicitly states that this use shall not be accompanied by sale of automotive fuels. Many convenience stores (Wawa, etc.) prefer to build their convenience stores with an automobile filling station as an accessory use. The Township should consider permitting Convenience Stores to include an Automotive Filling Station as an accessory use, potentially when approved as a special exception or conditional use. Further, we question how the Township is going to enforce how a convenience store is limited in size and intended to provide service primarily to a local neighborhood. No maximum size is specified and while many convenience stores cater to the local population, they equally serve pass-through traffic, employees of and visitors to local businesses, contractors, and other users. In some cases, municipalities specify an appropriate maximum square footage and include an additional definition and regulatory permission for a larger use, such as a Grocery Store (see comment #4). 4. Grocery Store. The term food markets and grocery stores is listed in Section which provides parking requirements, but this use is not defined or specifically permitted as a use anywhere in the Township. Grocery Store could be considered as permitted by default under Retail Store/Sales. In light of growing concern over access to food, and fresh food in particular, we suggest the Township consider adding Grocery Store as a permitted use within the Township with an appropriate definition, unless the intent is that Grocery Store is covered under Retail Store/Sales. See also comment #3. 5. Page Group Home. The Township Solicitor should review this definition in addition to communicating with the Chester County Department of Community Development for compliance with the Federal Fair Housing Act. Specifically, we suggest the Township consider the appropriateness of the following: the term responsible in terms of qualifying the individual, family or organization operating the dwelling; whether the term larger than a family is relative or applicable, as not all group homes provide for care for a number of individuals greater than what would be considered a family ; and if the term special care is appropriate. It appears that Group Home is not specifically permitted as a named use in any of the zoning

134 Page: 4 Zoning Ordinance Amendments Valley Township VPP Contract #14396 Act 247 Review #ZO districts, and therefore, in accordance with the definition, a group home may be permitted as any dwelling type. We find this to be appropriate and applaud the Township for providing appropriate measures for Group Homes, with some minor further consideration in light of the comments above. 6. Personal Service (use). There is no definition for this land use; however, there is a definition for Retail Store/Sales. 7. As a general note, we suggest the Township consider including a definition for every listed permitted use.. Page Restaurant. In light of the definition of Restaurant Drive-thru or Fast Food, we suggest the Township consider a modification to the definition of Restaurant similar to the following: an establishment that serves prepared food primarily on non-disposable tableware and eaten on-site,. 9. Page Section F. We suggest the Township clarify the regulations regarding accessory uses. It is not clear how accessory uses are handled within this ordinance outside of the statement in this section, and for other similar sections that permit: Accessory uses customarily incidental to the above-permitted uses. We have the following comments in regard to accessory uses: 9a. If accessory uses are permitted by-right, and there is no specific list of permitted accessory uses, then what is customarily permitted is open to interpretation. The Township may want to either define accessory uses more specifically or provide a specific list of accessory uses that are permitted for each type of use (residential, commercial, institutional, and industrial). 9b. Section F clearly permits accessory uses for the land uses listed by-right under Section 201.2, but there do not appear to be any accessory uses permitted for the special exception uses under Section or conditional uses under Section The Township should ensure accessory uses are explicitly permitted for each type of use (byright, special exception, and conditional use) consistently in each zoning district. 9c. Both No Impact Home Based Businesses in Section G and Home Occupations under Section B are clearly both accessory uses to single family detached dwellings as per the definitions and Section 427, but appear to be listed with no differentiation regarding the other listed principal uses. We suggest the Township clarify accessory uses throughout the ordinance, both in terms of consistency of how they are listed, and more specifically, what types of accessory uses are permitted for the different uses (residential, commercial, etc.). 9d. Accessory Uses and Structures are listed as Section 302 on page 27-91, including uses such as swimming pools and tennis courts, but there is no clarification for how these apply in terms of which accessary uses are permitted for which principal uses, if these are the only accessory uses that are permitted, or if other uses are permitted. For example, utility shed is included as an example of an accessory structure on page 27-36, but sheds are nowhere listed as a permitted accessory use to a principal residential use. Note

135 Page: 5 Zoning Ordinance Amendments Valley Township VPP Contract #14396 Act 247 Review #ZO that storage shed is used occasionally in other parts of the ordinance, such as page in reference to mobile homes. The Township should provide further clarification regarding accessory uses. 10. Page Section C. Noncommercial keeping of livestock (regulated by Section 435). It is not clear if this is intended to be a principal use or an accessory use. It seems to be an alternative for the Conservation District to Section 322, which is for the Keeping of Animals as an accessory use to residential uses in all other Districts. See also comment # Page Section E. Churches and their related use. The Township may wish to define and/or provide a specific list of permitted related uses for this use. We suggest that this same approach should be consistent for all uses. See also page Section E, Hotels, motels, and similar lodging facilities. See also the discussion in regard to accessory uses in comment #9, above. 12. Page Section B. Drive-Thru and/or Fast Food Restaurants. In many cases a drivethru is considered an accessory use rather than a type of use. For example, restaurants, banks, and drug stores are all different types of land uses that might include a drive-thru. The Township should consider permitting a drive-thru as an accessory use to certain principal uses as described above within specific zoning districts rather than specifying two different types of the same use (drive-thru restaurant vs. restaurant, drive-thru bank vs. bank). 13. Page Section The reference in this regulation is to Section 312 which is Off- Street Parking, which does include screening for parking areas. We suggest also including a reference to Section 314, Screening and Landscaping Requirements. 14. Page Section We suggest changing the word waived to excluded. 15. Page Section F. Automobile parts store and automobile service and repair facilities if accessary to a department or variety store. We suggest clarifying this use. This lists automobile parts store and automobile service and repair as an accessory use only to a department or variety store, however department or variety store is not listed as a permitted use, is not defined, and could be interpreted as falling under Section D Retail sales of goods and services. We suggest adding Department or Variety Store as a permitted use, adding a definition of this use, and specifying that automobile parts store and automobile service and repair may be an accessory use specific to said use. Otherwise, it may be necessary to also modify the definition of Retail Store/Sales. See also comment #9 in regard to accessory uses. 16. Page Section A-B. This District lists Business offices such as realtors, and Professional offices such as medical offices, dental offices, engineering offices as two separate uses, both permitted By-right. Other Districts simply list Office as a use (For example, see page 27-49, Section A.). If both are permitted By-right, then differentiating them is unnecessary. Further, Section C lists Medical and dental clinics as a use; it is not clear if this is redundant of or a different use than Section B. Also, note that Realtor is a registered and copyrighted trade name; instead, it is more appropriate to use the term, persons involved in the real estate trade. 17. Page Section E. There is no definition for this use Personal services such as

136 Page: 6 Zoning Ordinance Amendments Valley Township VPP Contract #14396 Act 247 Review #ZO However, there is a definition for Retail Store/Sales. We suggest providing specific definitions for all permitted uses within the ordinance. 1. Page Section D. This provision allows any other unlisted land use similar in character to the uses listed in this District by conditional use. This is standard practice in zoning; and is typically a catch-all for municipalities to meet the requirement of providing for all types of land uses from a legal standpoint. However, this provision is more commonly permitted within a municipality s industrial district. The Township should consult with the Township Solicitor and consider the appropriateness of this provision in this district as it could leave the Township subject to unwanted uses because similar in character and impact is subjective and could be challenged by an applicant. This provision also occurs in other districts and should be reviewed for the same reason. 19. Page Section B. We suggest changing the word waived to excluded. 20. Page Section B. We suggest changing the word waived to excluded. 21. Page Section 20.2.E-F. We suggest clarifying the word small so that the Township may properly guide the types of uses intended here and enforce the provision. 22. Page Section 20.2.R-S. We question whether Aircraft and aviation training and aerial surveying are uses, or simply activities that may occur within an Office or other use. Clarification may be required. All uses should be evaluated under this premise. 23. Page Section 20.2.U. We question whether Limousine services is a use. We suggest Rental Car facilities or some other applicable use for clarification. 24. Page Section 302. Accessory Uses and Structures. It is not clear how the listed accessory uses are permitted. For example, the ordinance should clarify that a swimming pool is an accessory use to a principal use (typically single family detached, or semi-detached). The ordinance should also clarify whether a swimming pool is permitted at attached dwelling units. See also comment # Page Section Schedule of Required Off-Street Parking Spaces. The Ordinance should be clear that all permitted uses have parking requirements. We suggest that all named uses by the ordinance have specific parking requirements. 26. Page Section The sentence In addition, gravel can be substituted if done in a manner to complete other vegetative materials should be evaluated if further criteria or a maximum percentage should be included. Although this is subject to approval by the Supervisors, some additional qualifiers should be evaluated. As written, an applicant could potentially submit an application where the entire lot (outside of structures and driveways) would be gravel with trees, shrubs, bushes or other vegetation protruding. 27. Page Section J., and specifically J.1. It is not clear if this Ordinance allows for digital signs. See also comment #2 below. 2. Page Section J. and page Section A.3. It is not clear how this

137 Page: 7 Zoning Ordinance Amendments Valley Township VPP Contract #14396 Act 247 Review #ZO Ordinance allows for digital signs and specifically changeable message signs. Section A.3. is in reference to prohibited signs, so therefore this Ordinance seems to permit messagechanging devices used for commercial advertising purposes where the message changes more than once each ten (10) seconds (since signs where the message changes in less than ten (10) seconds are prohibited). We suggest the Township clarify the permission of digital signs and specifically changeable message digital signs. If the Township is permitting such signs, we suggest listing such sign as a permitted sign as opposed to listing it as prohibited sign with some criteria (in this case, prohibited if it changes in an interval less than ten (10) seconds). The Township should consult with the Township Solicitor regarding the possibly of the Ordinance being challenged based upon current case law with respect to both digital signs and changeable message digital signs both in terms of allowing for these sign types in addition to appropriate regulations. 29. Page Section Riparian Buffer Protection. We suggest adding a reference to the Township Stormwater Ordinance which further regulates Riparian Buffers so that the reader is aware there may be regulations that apply in addition to zoning. 30. Page Section 449. There appears to be an inconsistency as Section 449.A states that There is no outdoor keeping of animals yet Section 449.C describes exercise areas. We suggest the Township review and clarify the intent of these regulations as to whether outdoor exercise areas are or are not permitted. 31. Page Section The Township should verify the accuracy and purpose of this regulation as it is not clear why the provision specifically applies only to nonconforming lots in the R-2 District. 32. The Township Solicitor and Engineer should review the provisions of proposed Zoning Ordinance amendment. RECOMMENDATION Based on our review, the proposed Zoning Ordinance is consistent with Landscapes2 and the VPP Scope of Work. We recommend the Township adopt the proposed amendments. Upon adoption of the Zoning Ordinance, the Township may apply for reimbursement under Section 9.0 of the Vision Partnership Grant Manual (2013).

138 Page: Zoning Ordinance Amendments Valley Township VPP Contract #14396 Act 247 Review #ZO We request an official copy of the decision made by Board of Supervisors, as required by the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current municipal file. Sincerely, Ronald T. Bailey, AICP Secretary RTB/KM/WSB cc: Patrice Proctor, Chair, Valley Township Supervisors David Porter, Valley Township Planning Commission Mike Ellis, Pennoni Associates Inc., Consultant Joseph Luste, Pennoni Associates Inc., Consultant Susan Elks, AICP, PSD Division Director, Chester County Planning Commission Kevin Myers, Grant Monitor, Chester County Planning Commission

139 Act 537 Reviews

140 Act 537 Reviews for Chester County January 2015 Poplar Realty Development Honey Brook Township 29,670 gpd Bawa Muhaiyaddeen Fellowship East Fallowfield Township 9,600 gpd Legend Consistent with Map & Policies Consistent with Map, Inconsistent with Policies Inconsistent with Map & Policies!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!( Bondsville Road Apartments Caln Township 14,250 gpd!(!(!( January Act 537 Reviews!( Previous Reviews East Whiteland!(!(!(!(!(!( Elizabeth Moran Willistown Township 3,500 gpd Suburban Center Rural Center Agricultural Suburban Urban Rural!(!(!(!(!(!(!(!(!(!(!( Map prepared February 2015 Data Sources: Act 537 Review - created by Chester County Planning Commission, 2011; Landscapes2 - Chester County Municipalities - Chester County DCIS/GIS; Planning Commission, November 9, Miles

141 Chester County Planning Commission February 11, 2015 ENVIRONMENTAL PLANNING ACTIVITIES Sewage Facilities Planning MAJOR REVISIONS TO MUNICIPAL PLANS: East Whiteland Township, Special Study Wilburdale Road and Flat Road Pump Stations MINOR REVISIONS TO MUNICIPAL PLANS: Caln Township, Bondsville Road Apartments The applicant is proposing a residential development of 57 age-restricted apartments 3.39 acres. The site is located on Bondsville Road, south of the intersection with US 30. The total projected wastewater to be generated for this development is 14,250 gpd. The project is to be served by a public sewage disposal system, managed by the Downingtown Area Regional Authority. This project is designated as a Suburban Landscape and is consistent with Landscapes2. East Fallowfield Township, Bawa Muhaiyaddeen Fellowship The applicant resubmitted a planning module for this proposal. Changes included sewage disposal areas for on-lot systems. A No Additional Comments letter was issued. Willistown Township, Elizabeth Moran The applicant is proposing a residential subdivision of 7 residential lots (no building proposed) on acres. The site is located on Sugartown Road, south of the intersection with Green Lane. The total projected wastewater to be generated for this Subdivision is 3,500 gpd. The project is to be served by individual on-lot sewage disposal systems. This project is designated as a Rural Landscape, with Natural Features Overlay, and is consistent with Landscapes2.

142 TOPIC: Environmental Item: East Whiteland Township Act 537 Plan Update Wilburdale Road and Flat Road Pump Stations Background This Plan Update proposes to provide for upgraded Township conveyance system facilities in the north-eastern portion of the Township, to meet the future sanitary sewer needs of the Great Valley Corporate Campus and adjacent properties along Wilburdale Road and Flat Road. It also examines the related impacts those future needs will have on the Flat Road Pump Station and Wilburdale Pump Station. Discussion The Act 537 Plan is consistent with the policies of Landscapes2, as they relate to the Suburban Landscape, including Landscapes2 Policy UI 2.5 which states: Maintain, upgrade, or expand existing public sewer and water facilities to support redevelopment and new development in designated growth areas, where consistent with local land use planning, while discouraging the extension of those facilities in the rural, agricultural and natural landscapes. OASA is also consistent with Watersheds objective 7.2 of Goal 7, concentrate planned utility service areas to support designated growth areas. The CCPC recommended that DEP approve the Plan after comments were addressed. Action Requested Staff requests ratification of the attached review letters containing the comments noted above. 2/11/15

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148 300-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE # J DEPARTMENT OF ENVIRONMENTAL PROTECTION BUREAU OF WATER SUPPLY AND WASTEWATER MANAGEMENT SEWAGE FACILITIES PLANNING MODULE COMPONENT 4B - COUNTY PLANNING AGENCY REVIEW (or Planning Agency with Areawide Jurisdiction) Note to Project Sponsor: To expedite the review of your proposal, one copy of your completed planning package and one copy of this Planning Agency Review Component should be sent to the existing county planning agency or planning agency with areawide jurisdiction for their comments. SECTION A. PROJECT NAME (See Section A of instructions) Project Name & Municipality Bondsville Road Apartments 2013, Caln Township SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. November 20, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency January 13, 2015 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes No X X X X X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in Is this proposal consistent with the comprehensive plan for land use? According to the Landscapes2 map, adopted November 2009, the proposed land development is designated as occurring in the following: Suburban Center Landscape: Objective LU 3 for this Landscape states: Promote new development in suburban landscapes to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Both on-lot and public sewer systems are encouraged in this landscape. Natural Landscape, which is a network of natural resources that overlays one or more of the above landscapes. While it does not preclude development or agricultural operations, it indicates major areas of natural resources that should be protected and subject to limited disturbance. Sewer facility impacts should be minimized in this landscape, and natural resources should be preserved or restored. 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met The project, as proposed, will remove a large amount of trees on the site, which is inconsistent with Landscapes2 Policy NR 2.3, which states: Protect, restore, expand, and manage tree resources, including forests, riparian buffers, streetscapes, public lands, vegetated steep slopes, greenways, wooded public lands, and open space plantings within developments. 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: X 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact: Landscapes 2 Policy NR 2.2 states: Protect and manage wetlands for their hydrologic and ecological functions, and identify opportunities to mitigate, restore, and create wetlands. The project site contains delineated wetlands, although it does not appear that any proposed development activity will encroach upon them. The applicant should be aware that placement of fill in wetlands is regulated by Section 404 of the Clean Water Act (1977) and PA DEP Chapter 105 Rules and Regulations. 7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts X. Will any known endangered or threatened species of plant or animal be impacted by the development project? X 9. Is there a county or areawide zoning ordinance? No 10. Does this proposal meet the zoning requirements of the ordinance? N/A

149 300-FM-WSWM0362B Rev. 9/2005 Yes No SECTION C. AGENCY REVIEW (continued) 11. Have all applicable zoning approvals been obtained? N/A X 12. Is there a county or areawide subdivision and land development ordinance? No 13. Does this proposal meet the requirements of the ordinance? N/A If no, describe which requirements are not met X 14. Is this proposal consistent with the municipal Act 537 Official Sewage Facilities Plan? If no, describe inconsistency 15. Are there any wastewater disposal needs in the area adjacent to this proposal that should be considered by the municipality? Not known If yes, describe 16. Has a waiver of the sewage facilities planning requirements been requested for the residual tract of this subdivision? If yes, is the proposed waiver consistent with applicable ordinances. Not Known If no, describe inconsistencies X 17. Does the county have a stormwater management plan as required by the Stormwater Management Act? If yes, will this project plan require the implementation of storm water management measures? Chester County's stormwater management (SWM) plan was approved by PA DEP on July 2, According to our records, Caln Township updated their stormwater management ordinance on December 19, Name, Title and signature of person completing this section: Name: Ronald T. Bailey, AICP Title: Executive Director Signature: Date: January 13, 2015 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite Westtown Road P.O. Box 2747 West Chester, PA Telephone Number: (610) SECTION D. ADDITIONAL COMMENTS (See Section D of instructions) This submission does ý does not indicate that the Planning Module is consistent with Township planning. Please be advised that DEP may require additional information from the municipality and/or applicant to determine consistency with local planning and/ or to show references to Act 537 planning and applicable municipal ordinances. The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Ralph DeFazio, Chester County Health Department Scott Risbon, Site Contact Gregory Prowant, AICP, Caln Township Vic Kelly, Commonwealth Engineers Inc

150

151 300-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE # DEPARTMENT OF ENVIRONMENTAL PROTECTION BUREAU OF WATER SUPPLY AND WASTEWATER MANAGEMENT SEWAGE FACILITIES PLANNING MODULE COMPONENT 4B - COUNTY PLANNING AGENCY REVIEW (or Planning Agency with Areawide Jurisdiction) Note to Project Sponsor: To expedite the review of your proposal, one copy of your completed planning package and one copy of this Planning Agency Review Component should be sent to the existing county planning agency or planning agency with areawide jurisdiction for their comments. SECTION A. PROJECT NAME (See Section A of instructions) Project Name & Municipality Elizabeth R. Moran, Willistown Township SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. November 19, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency January 13, 2015 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes No X X X X X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in Is this proposal consistent with the comprehensive plan for land use? According to the Landscapes2 map, adopted November 2009, the proposed land development is designated as occurring in the following: Rural Center Landscape: Objective LU 4 for this Landscape states: Preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate development in rural centers. Public sewer systems are discouraged in this landscape. Natural Landscape, which is a network of natural resources that overlays one or more of the above landscapes. While it does not preclude development or agricultural operations, it indicates major areas of natural resources that should be protected and subject to limited disturbance. Sewer facility impacts should be minimized in this landscape, and natural resources should be preserved or restored. 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency Landscapes2 Policy NR 3.10 states: Restore degraded and impaired streams and ground water to achieve state designated water quality standards and support upgrades in state stream designations where justified by stream conditions and uses. According to PA Code Title 25, Chapter 93, this proposal is located in a watershed or sub-watershed that has a stream use designated as Exceptional Value Waters or High Quality Waters. These streams are given high priority when considering watershed protection measures. The applicant may need to conduct further coordination with DEP or other agencies in order to comply with the water quality standards set forth in this regulation. 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: X 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact: Landscapes 2 Policy NR 2.2 states: Protect and manage wetlands for their hydrologic and ecological functions, and identify opportunities to mitigate, restore, and create wetlands. The project site contains delineated wetlands, although it does not appear that any proposed development activity will encroach upon them. The applicant should be aware that placement of fill in wetlands is regulated by Section 404 of the Clean Water Act (1977) and PA DEP Chapter 105 Rules and Regulations. 7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts. Will any known endangered or threatened species of plant or animal be impacted by the development project? Not Known. Landscapes2 Policy NR 2.5 states: Protect, restore, and manage unique habitats, migration corridors, and plant and animal species that are designated as rare, threatened, or endangered by federal or state agencies, and encourage efforts to plan, fund, and establish viable habitats for these species. The applicant's submission does not demonstrate that all potential conflicts have been resolved with the appropriate agencies. X 9. Is there a county or areawide zoning ordinance? No 10. Does this proposal meet the zoning requirements of the ordinance? N/A

152 300-FM-WSWM0362B Rev. 9/2005 Yes No SECTION C. AGENCY REVIEW (continued) 11. Have all applicable zoning approvals been obtained? N/A X 12. Is there a county or areawide subdivision and land development ordinance? No 13. Does this proposal meet the requirements of the ordinance? N/A If no, describe which requirements are not met X 14. Is this proposal consistent with the municipal Act 537 Official Sewage Facilities Plan? If no, describe inconsistency 15. Are there any wastewater disposal needs in the area adjacent to this proposal that should be considered by the municipality? Not known If yes, describe 16. Has a waiver of the sewage facilities planning requirements been requested for the residual tract of this subdivision? If yes, is the proposed waiver consistent with applicable ordinances. Not Known If no, describe inconsistencies X 17. Does the county have a stormwater management plan as required by the Stormwater Management Act? If yes, will this project plan require the implementation of storm water management measures? Chester County's stormwater management (SWM) plan was approved by PA DEP on July 2, According to our records, Willistown Township updated their stormwater management ordinance on December 16, Name, Title and signature of person completing this section: Name: Ronald T. Bailey, AICP Title: Executive Director Signature: Date: January 13, 2015 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite Westtown Road P.O. Box 2747 West Chester, PA Telephone Number: (610) SECTION D. ADDITIONAL COMMENTS (See Section D of instructions) This submission does ý does not indicate that the Planning Module is consistent with Township planning. Please be advised that DEP may require additional information from the municipality and/or applicant to determine consistency with local planning and/ or to show references to Act 537 planning and applicable municipal ordinances. The Chester County Planning Commission recommends that all municipalities adopt an ordinance requiring regular management, inspection and pump-out of all individual sewage systems, established in a legally enforceable manner. A municipal management program will be essential in helping to assure the long-term viability of the individual systems that are proposed in this project. The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Ralph DeFazio, Chester County Health Department Elizabeth Moran, Site Contact David Burman, Willistown Township Jeff Miller, Evans Mill Environmental LLC

153 Revised Act 247 Fee Schedule

154 1st Draft PROPOSED FEES - Act 247 Review Fees - Proposed in January /14/15 Residential Subdivisions or Land Development Current Fee Proposed Fee Current Fee Proposed Fee Plus: Fees per lot or unit 1-2 lots/dwellings $75.00 $ $10.00 $0.00 per unit 3-5 lots/dwelling units $75.00 $ $10.00 $20.00 per unit 6-20 lots/dwelling units $ $ $10.00 $15.00 per unit Over 20 lots/dwelling units $ $ $10.00 $15.00 per unit Nonresidential Subdivisions 1-5 lots/ units $ $ $30.00 $35.00 per unit over 5 lots/ units $ $ $25.00 $30.00 per unit Financial Subdivisions $75.00 $ $25.00 $30.00 per unit Nonresidential Land Developments and Conversions Building Square Footage (gross)* Plus: Fees for Gross Floor Area 0 to 5,000 sq. ft. $ $ $30.00 $40.00 per 1,000 Sq. Ft. 5,001 to 25,000 sq. ft. $ $ $30.00 $35.00 per 1,000 Sq. Ft. 25,001 to 75,000 sq. ft. $ $ $20.00 $30.00 per 1,000 Sq. Ft. 75,001 sq.ft. and over $ $ $20.00 $25.00 per 1,000 Sq. Ft. Second Reviews (within 3 years of initial review, and with no substantive changes) Residential Subdivisions or Land Developments $ $ flat fee flat fee Non-Residential subdivision or Land Developments $ $ flat fee flat fee Factors Considered in Fee Update: 1. Rate of inflation since fees were last updated: 15 years ago - 39% (10 years ago - 23%) 2. What are comparable fees in similar SE PA counties? Bucks, Montgomery, and Delaware 3. Additional time and effort needed for improved review letters. 4. Reduce complexity and redundancy. *Eliminate "oddities" - use of non-residential acres in calculation. 5. New fee schedule is needed for EnerGov update in early 2015.

155 2nd Draft PROPOSED FEES - Act 247 Review Fees - Proposed February /11/15 Proposed Fee (Feb. Current Fee Residential Subdivisions or Land Development 2015) Current Fee Proposed Fee (Feb. 2015) Plus: Fees per lot or unit 1-2 lots/dwellings $75.00 $ $10.00 $0.00 per unit 3-5 lots/dwelling units $75.00 $ $10.00 $25.00 per unit 6-20 lots/dwelling units $ $ $10.00 $22.00 per unit lots/dwelling units $ $ $10.00 $20.00 per unit Over 75 lots/dwelling units $ $ $10.00 $15.00 per unit Nonresidential Subdivisions 1-2 lots/ units $ $ $30.00 $50.00 per unit 3-10 lots/ units $ $ $25.00 $50.00 per unit over 10 lots/units $ $ $25.00 $45.00 per unit Financial Subdivisions $75.00 $ $25.00 $50.00 per unit Nonresidential Land Developments and Conversions Building Square Footage (gross)* Plus: Fees for Gross Floor Area 0 to 5,000 sq. ft. $ $ $30.00 $40.00 per 1,000 Sq. Ft. 5,001 to 25,000 sq. ft. $ $ $30.00 $35.00 per 1,000 Sq. Ft. 25,001 to 75,000 sq. ft. $ $00.00 $20.00 $35.00 per 1,000 Sq. Ft. 75,001 sq.ft. and over $ $1, $20.00 $25.00 per 1,000 Sq. Ft. Second Reviews (within 3 years of initial review, and with no substantive changes) Residential Subdivisions or Land Developments $ $ flat fee flat fee Non-Residential subdivision or Land Developments $ $ flat fee flat fee

156 Comparison of Current and Proposed Review Fees For Various Subdivision or Land Development Scenarios Rev. for 2/15 Plan Type Plan specifics Current Fees Proposed Fees Proposed Fees (January) (February) Bucks Montgomery Residential Subdivision 2 lots $95 $125 $150 $150 $150 5 lots $125 $225 $275 $20 $ lots $250 $375 $530 $00 $ lots $550 $75 $1,250 $1,900 $1, lots $1,000 $1,550 $2,050 $2,400 $2,340 Non-residential Subdivision 2 lots $210 $270 $350 $200 $555 6 lots $350 $430 $00 $600 $1,03 15 lots $575 $700 $1,375 $1,425 $1,75 Non-residential Land Dev. 4,500 SF $35 $40 $50 $40 $640 15,000 SF $750 $900 $1,025 $1,500 $924 50,000 SF $1,300 $1,900 $2,550 $4,500* $2, ,000 SF $3,300 $4,200 $4,950 $4,500* $4,30 Second Reviews Residential $100 $125 $150 $200 $125 Non-residential $150 $200 $200 $200 $190 Sketch plan No fee No fee Ordinances No fee No fee *BCPC has a "not to exceed fee" of $4,500

157 Fee Comparison - Actual 2014 vs. Revised 2015 Three Month Sample Total January, July, December Three Month Increase Three Month Increase Type Actual 2014 Proposed Jan 2015 Proposed Feb 2015 Proposed Fees January 2015 Proposed Fees February 2015 Non-Residental Sub/LD $31,103 $37,776 $44,3 $6,673 $13,24 Residential Subdivision $4,15 $6,300 $,065 $2,115 $3,0 Second Reviews $400 $525 $550 $125 $150 Totals $35,6 $44,601 $53,003 $,913 $17,314 Percent Increase from 2014 Fees 25% 4%

158 Act 247 Review Fee Schedule Proposed as of Residential Subdivision or Land Development Base Fees Fees Per Lot and/or Unit Number of lots and dwelling units Fees for each lot and/or unit 1-2 lots/dwellings $ Plus $0.00 per lot/unit 3-5 lots/dwelling units $ Plus $25.00 per lot/unit 6-20 lots/dwelling units $ Plus $22.00 per lot/unit lots/dwelling units $ Plus $20.00 per lot/unit Over 75 lots/dwelling units $ Plus $15.00 per lot/unit Non-Residential Subdivisions Number of lots or units Fees for each lot and/or unit 1-2 lots/units $ Plus $50.00 per lot/unit 3-10 lots/ units $ Plus $50.00 per lot/unit over 10 lots/units $ Plus $45.00 per lot/unit Financial Subdivisions $ Plus $50.00 per unit Nonresidential Land Development Building Square Footage (gross) Fees for Gross Floor Area 0 to 5,000 sq. ft. $ Plus $40.00 per 1,000 Sq. Ft. 5,001 to 25,000 sq. ft. $ Plus $35.00 per 1,000 Sq. Ft. 25,001 to 75,000 sq. ft. $00.00 Plus $35.00 per 1,000 Sq. Ft. 75,001 sq.ft. and over $1, Plus $25.00 per 1,000 Sq. Ft. Second Reviews (within 3 years of initial review, and with no substantive changes) Residential Subdivisions or Land Developments $ flat fee Non-Residential subdivision or Land Developments $ flat fee

159 Discussion and Information Items

160 Brandywine Greenway Implementation Plan

161 Infrastructure and Plan Review

162 2014 Plan Review Report

163 ACT 247 PROPOSALS 2014 COMPARISON OF PROPOSALS FROM 1/01 TO 12/31 COMPARISON OF LOTS/UNITS FROM 1/01 TO 12/ Single-Family Multi-Family Mobile Home Agr Com Ind Ins Totals COMPARISON OF ORDINANCE REVIEW ACTIVITY Comprehensive Plans 4 11 SLDO Amendments Zoning Ordinance Reviews Official Map 1 2 Miscellaneous Amendment Totals February 10, 2015

164 Act 247 Reviews of Proposed Development 2014 Note: Excludes lot line revisions, lot consolidations, second reviews, sketch plans, and surface parking, UNLESS those reviews cited unique or significant community impacts Miles Overlay Features Livable Landscapes2 Growth Areas Rural Resource Areas Municipalities Natural Landscape Rural Center Rural Agricultural Suburban Center Suburban Urban Symbols 10, , , ,001-1,200, Residential Lots/Units Non-Residential Square Feet

165 Act 247 Reviews of Proposed Development Softmart Inc 7,000 SSF during 2014 Exton Self Storage Facility 63,600 SSF Atwater Village 549 Units The Haven Atwater Village 326 Units Oppy Property 144,292 SSF Phoenixville Area School District 174,325 SSF 20 Moores Road Buildings 4 & 5 19,000 SSF Upton Worthington 770 Units Uptown Worthington 677,430 SSF Swedesford Partners LP 12,600 SSF Lot 2 Clover Mill Road Industrial D 91, 66 SSF Symbols Residential Lots/Units Non-Residential Square Feet 1-10,000 10, , ,001-1,200,000 Livable Landscapes2 Growth Areas Urban Suburban Suburban Center Rural Resource Areas Agricultural Rural Rural Center Overlay Features Natural Landscape Municipalities Note: Excludes lot line revisions, lot consolidations, second reviews, sketch plans, and surface parking, UNLESS those reviews cited unique or significant community impacts. Gourmet's Delight Mushrooms 20,300 SSF Miles

166 14,000 Proposed Lots/Units: Chester County, PA 12,000 12,243 11,495 11,210 11,043 Proposed Lots/Units 10,000,000 6,000 4,000 2,000 5,71 6,726 3,99 4,467 4,352 3,732 3,475 6,036 4,993 6,019 6,425 5,719 9,402,43 7,752 6,970,590,101 3,54 3,710 3,31 2,17 1,67 4,542 3,343 2, Year Prepared By: Chester County Planning Commission (Infrastructure and Plan Review Division) January 5, 2015

167 12,000,000 Proposed Non-Residential Structural Square Footage: Chester County, PA Proposed Non-Residential Structural Square Footage 10,000,000,000,000 6,000,000 4,000,000 2,000, ,41,37 3,659,04 3,47,90 4,400,000 4,249,366 4,417,23 3,735,95 2,325,325 2,634,433 2,763,450 3,960,000 4,72,950 5,935,940,902,349 9,229,16 10,447,567 7,92,02 3,31,017 4,61,344 5,301,291 5,10,109 6,751,22 4,467,90 3,494,375 2,47,076 1,529,921 2,39,61 2,74,23 3,317,070 2,742, Year Prepared By: Chester County Planning Commission (Infrastructure and Plan Review Division) January 5, 2015

168 Planning Services Division Update

169 ^_ Planning Services Division VPP In-Kind Contracts VPP Monitoring Active Planning Projects Comprehensive Plan Subdivision and Land Development Ordinance Zoning Ordinance Recreation and Open Space Plan Multi-Modal/Trail Study Highway Corridor Plan February 2015 Vision Partnership Program Projects Stormwater Authority Feasibility Study Atglen Honey Brook Brgh. West Caln West Sadsbury Sadsbury Elverson Honey Brook Twp. Valley West Nantmeal Coatesville Warwick Wallace West Brandywine East Brandywine Caln Modena East Fallowfield West Bradford Newlin South Coventry Upper Uwchlan Uwchlan East Caln Downingtown East Coventry West Vincent West Whiteland East Bradford West Chester East Pikeland Charlestown East Whiteland East Goshen Westtown Phoenixville Schuylkill Ü Natural Resources Protection Standards Pocopson Birmingham Regional Projects East Marlborough Pennsbury Brandywine Creek Greenway Strategic Action Plan (DCNR) Longwood Gardens Cooperative Planning Project Penn West Grove Kennett Brandywine Battlefield Strategic Action Plan (NPS) Rt 30 Multi-Modal Transportation Study County-wide Projects - Natural Heritage Inventory (DCNR) Miles Sources: Municipalities - Chester County DCIS/GIS; VPP Tracking created by CCPC, 2015.

170 PLANNING SERVICES DIVISION REPORT February 2015 Vision Partnership Program The following report summarizes major grant program activity within the Planning Services Division as of February 4, Unless otherwise noted, the projects are funded through the Vision Partnership Program (VPP). 1. Caln Township Comprehensive Plan Update (pending) The township proposes to update their 2003 comprehensive plan. A number of new planning studies have been completed in the township since 2003 and the plan update would incorporate recommendations of those plans as well as new ones into a series of manageable and implementable steps. The township has chosen URDC to assist them with this project. Percent Completed: Contract Pending Consultant: Urban Research and Development Corporation VPP Project Monitor: Mark Gallant 2. Charlestown Township Charlestown Township Devault Rail Trail Feasibility Study (1/14-12/15) The Township is undertaking a feasibility study for the potential conversion of the currently unused Devault Branch of the former Pennsylvania Railroad to a rail-trail. The Township will coordinate with adjacent municipalities, the French and Pickering Trust, and the current owner, Norfolk Southern, on the project. Future links could be created to the Schuylkill River Trail, the Horse-Shoe Trail, the Warner Loop, and the Chester Valley Trail. The project will also support the implementation of County s proposed the Patriots Path. Preliminary trail alignments were reviewed at a public meeting. Final alignments are being developed. Percent Completed: 75% Consultant: Campbell Thomas & Company, Ray Ott & Associates VPP Project Monitor: Jake Michael/Bill Deguffroy 3. East Bradford Township Comprehensive Plan Update The Township proposes to update their 2004 comprehensive plan and create a plan that is strategic, specific, and implementable. The overall goal is to identify and focus on priority issues that will improve quality of life for township residents. Those priorities will be determined early in the planning process through a community visioning process. The plan will continue to focus on the township s conservation initiatives while determining the best approach for absorbing anticipated development in the remaining growth areas. The Township has completed the RFP process and a contract is pending. Percent Completed: Contract Pending Consultants: Thomas Comitta Associates VPP Grant Monitor: Jeannine Speirs 1

171 Planning Services Division VPP and Grant Activity February East Coventry Township Trails, Greenways, and Recreation Plan (1/15-12/16) The township proposes to develop a strategic implementation plan focusing on open space, trails, and recreation needs. The goal is to build on the recommendations of the Northern Federation Parks, Recreation and Open Space Plan (2012) and provide the detail the township requires to meet the specific needs of its residents. The township will work with Natural Lands Trust and Toole Recreation Planning on this effort. Percent Completed: 0% Consultant: Natural Lands Trust and Toole Recreation Planning VPP Project Monitor: Brian Styche 5. East Fallowfield Township Comprehensive Plan Update (/13-7/15) The Township has retained Ray Ott & Associates to update their 1999 comprehensive plan. The current plan is past the 10 year update window and predates both GIS mapping and the 2000 and 2010 Census. This project will be a full update to bring the plan into compliance with the MPC and is also intended to support the policies of the Brandywine Creek Greenway Plan. The task force continues to work on its vision of future land use in the county. Percent Completed: 65% Consultants: Ray Ott & Associates VPP Grant Monitor: Susan Elks 6. East Goshen Township Comprehensive Plan Update (1/13-12/15) Following initial work by the Brandywine Conservancy, the Township has now selected Thomas Comitta Associates (TCA) to complete an update to their 2005 comprehensive plan. The scope and contract have been revised to reflect the expanded work program for the project. Percent Completed: 50% Consultants: Brandywine Conservancy, Thomas Comitta Associates VPP Grant Monitor: Jeannine Speirs 7. East Pikeland Township Routes 23 and 724 Ordinance Amendments (1/14-12/15) The Township is preparing amendments to their zoning ordinance and subdivision and land development ordinance to implement the policies of their recently adopted comprehensive plan amendment entitled Plan for Open Space and Economic Development for East Pikeland Township. The economic development component will focus on improved zoning along the Routes 23/724 corridors that will support the desired growth as envisioned in the plan. East Pikeland submitted the ordinance amendments for the Act 247/VPP review in November and is scheduled to adopt them as early as February Percent Completed: 90% Consultants: Theurkauf Design & Planning VPP Grant Monitor: Mark Gallant 2

172 Planning Services Division VPP and Grant Activity February East Whiteland Township Comprehensive Plan Update (pending) The township proposes to update their 2001 comprehensive plan to address the many changes that have occurred in the township over the last decade. The concept of reinventing the suburbs will be addressed in the plan with a focus on the Great Valley and the Route 30 and Route 202 Corridors. A consultant will be chosen through an RFP process. Percent Completed: Contract Pending RFP Consultant: TBD RFP is underway VPP Project Monitor: Kevin Myers 9. Elverson Borough Zoning Ordinance/Subdivision and Land Development Ordinance updates (1/15-12/17) The Borough proposes to update their 199 land use ordinances with the assistance of CCPC staff and an in-kind VPP grant. CCPC staff recently assisted the Borough with the update to their comprehensive plan, which was adopted in June The Borough would now like to proceed with the ordinance revisions recommended in the comprehensive plan update. The kick-off meeting is scheduled for January 13, Percent Completed: 0% Consultant: Chester County Planning Commission VPP Project Planners: Kevin Myers, Justin Smiley 10. Honey Brook Borough Comprehensive Plan Update (1/13-6/15) The Borough has retained the Brandywine Conservancy to assist them with the update of their 1993 comprehensive plan which was adopted as a joint plan with Honey Brook Township. This project will include a sustainability assessment and will also serve as an update to the Borough s revitalization plan. Coordination between the Borough and Township was a condition of grant approval. Joint meetings with the borough and township have begun and will continue through the end of the project. A first draft of the plan was submitted for committee review on January 22, Percent Completed: 60% Consultants: Brandywine Conservancy VPP Grant Monitor: Justin Smiley 11. Honey Brook Township Comprehensive Plan Update (7/13-6/15) The Township has retained the Brandywine Conservancy to assist them with the update of their 2006 comprehensive plan. The update will be coordinated with the Honey Brook Borough Comprehensive Plan which is currently being updated by the Conservancy. The ultimate goal is the possible joint adoption of the two plans. At a minimum, the update will result in a coordinated planning effort between the borough and the township. The township is coordinating its plan development process with Honey Brook Borough. A first draft of the plan was submitted for committee review on January 22, Percent Completed: 60% Consultants: Brandywine Conservancy VPP Grant Monitor: Justin Smiley 3

173 Planning Services Division VPP and Grant Activity February Kennett Township Comprehensive Plan Update (4/12-5/15) The Township has retained the Chester County Planning Commission to assist them with the update of their 2004 comprehensive plan. The plan update reflects the Township s interest in resource protection and open space preservation, but places a greater emphasis on housing issues and potential trail and pedestrian links. The township is also participating in the Longwood Gardens Cooperative Planning Project and will be taking concepts from that planning effort into consideration as they update the land use portion of the their comprehensive plan. The Township has finished reviewing the first draft of the plan and preparation of the second draft is nearing completion. The public meeting for the land use plan took place in October Percent Completed: 0% Consultant: Chester County Planning Commission VPP Project Planner: Jeannine Speirs 13. Penn Township Jennersville Multi-Modal Study (9/13-/15) The Township has selected the consulting team of MacCombie Engineering and Menke & Menke Landscape Architects and Planners to undertake a pedestrian connectivity study for the village of Jennersville. The study will determine how to best connect the numerous commercial, office, institutional, and residential uses in the village. The study is consistent with the recommendations of their recently adopted comprehensive plan. A public meeting was held on June 4, 2014 and a public survey was completed. Percent Completed: 55% Consultants: MacCombie Consulting Engineers & Surveyors, Inc.; Menke & Menke, LLC Landscape Architects & Planners VPP Grant Monitor: Susan Elks/Bill Deguffroy 14. Pennsbury Township Subdivision and Land Development Update (1/14-12/15) The Township is updating their subdivision and land development ordinance with the assistance of the Brandywine Conservancy. The subdivision ordinance update will be coordinated with their recently adopted zoning ordinance and with the planned updates to their stormwater management provisions per the County-wide Act 167 Plan. This effort will also continue to implement their 2006 comprehensive plan update. Percent Completed: 60% Consultant: Brandywine Conservancy VPP Grant Monitor: Jeannine Speirs 4

174 Planning Services Division VPP and Grant Activity February Phoenixville Borough Subdivision and Land Development Ordinance (pending) The Borough proposes to update their subdivision and land development ordinance. The Borough recently completed a major update of their zoning ordinance. This effort will bring the subdivision ordinance into consistency with the updated zoning regulations and will support the policies of the borough comprehensive plan and the Phoenixville Region Comprehensive Plan. Percent Completed: Contract Pending Consultant: Remington, Vernick, & Beach VPP Project Monitor: Justin Smiley 16. Schuylkill Township Freedom Trail Feasibility Study (9/14-/16) The Township is undertaking this trail study to determine the feasibility of creating a Freedom Trail connection between Valley Forge National Historic Park and the Schuylkill River Trail in the Phoenixville area. The trail study will also examine potential connections to the Chester Valley Trail via the Patriots Path in VFNHP and to the proposed Charlestown Devault Branch Rail Trail. This trail planning effort will be coordinated with adjacent communities and has significant potential for creating regional trail connections between historic, cultural, environmental, and urban destinations. The consultant is gathering field data and will do so through winter The first public meeting has been completed. Percent Completed: 35% Consultant: Gilmore & Associates, Inc. VPP Grant Monitor: Jake Michael/Bill Deguffroy 17. South Coventry Township Comprehensive Plan Update (9/14-/16) The Township is updating their 1996 comprehensive plan with the assistance of Chester County Planning Commission staff. Since 1996, the township has participated in two major Northern Federation planning efforts including the Regional Resource Protection Plan (2006) and the Parks, Recreation, and Open Space Plan (2012). Relevant elements of these plans will be incorporated into or expanded on in the Township plan as well as addressing all required comprehensive plan elements of the MPC. South Coventry held its first of two public information meetings in November Percent Completed: 15% Consultant: Chester County Planning Commission VPP Project Planner: Mark Gallant 1. Upper Uwchlan Township Stormwater Authority Feasibility Study (1/ ) The Township proposes to undertake a feasibility study for the establishment of a municipal stormwater authority. The authority would oversee inspection, repairs, remediation, and maintenance of stormwater facilities. This effort would support implementation of the county s Act 167 Stormwater Management Plan. Percent Completed: 0% Consultant: T&M Associates VPP Project Monitor: Kevin Myers 5

175 Planning Services Division VPP and Grant Activity February Valley Township Zoning Ordinance Update (7/12-12/14) The Township has retained Pennoni Associates, Inc. to update their 1991 zoning ordinance. The ordinance will address natural resource protection, redevelopment, housing diversity, and sustainable land use patterns. The Township has been requested to coordinate their zoning update with Coatesville City as they update their comprehensive plan. A public information meeting was held on July 17, The ordinance was submitted for Act 247 review in December 2014, and the joint VPP/247 review was sent on January 14, Percent Completed: 95% Consultant: Pennoni Associates, Inc. VPP Project Monitor: Kevin Myers 20. Wallace Township Comprehensive Plan Update (1/13-12/14) The Township has retained Natural Lands Trust and Castle Valley Consultants to assist with the update of their 196 comprehensive plan. The update will reflect the changing conditions which have occurred over the past 25 years and provide better policy support for the Township s historic and natural resource protection standards. The Township has developed a set of goals and objectives and a revised future land use plan and a full draft should be distributed in early An extension is underway for this project. Percent Completed: 70% Consultants: Natural Lands Trust, Castle Valley Consultants VPP Grant Monitor: Mark Gallant 21. Warwick Township Comprehensive Plan Amendments for Hopewell Big Woods (1/14-12/15) The Township is developing a comprehensive plan supplement to address protection strategies for the Hopewell Big Woods. The Township is located entirely with the Big Woods/Schuylkill Highlands, an area designated as one of PA DCNR s seven Conservation Landscape Initiatives regions. These strategies could serve as a model for other municipalities located within this important resource. The final plan document underwent VPP review and is scheduled for adoption in February Percent Completed: 99% Consultants: Theurkauf Design & Planning VPP Grant Monitor: Jake Michael 6

176 Planning Services Division VPP and Grant Activity February West Bradford Township Natural Resource Protection Standards (1/15-12/16) The township proposes to review and revise the natural resource protection standards of their land use ordinances with the primary goal of bringing them into consistency with the Brandywine Greenway Strategic Action Plan (nearing completion) and Landscapes2. The Greenway Plan is a joint planning effort between the Brandywine Conservancy and CCPC. The Brandywine Conservancy would serve as the consultant for revising the resource protection standards. The project will also address street trees, buffers, and landscaping. Percent Completed: 0% Consultant: Brandywine Conservancy VPP Project Monitor: Mark Gallant 23. West Chester Borough Comprehensive Plan and Revitalization Plan Update (1/14-12/15) West Chester Borough is undertaking an update of their 2000 comprehensive plan and 2002 revitalization plan. Both plans will be incorporated into a single document. The project will work closely with Borough residents and businesses to determine specific actions that will accomplish the Borough s goals for the future. The task force has been selected and meetings with the consultant are underway. A public meeting was held in November An interim draft of the plan was sent to the committee for review and preliminary comments on January 16, Percent Completed: 60% Consultant: Urban Research & Development Corporation VPP Grant Monitor: Justin Smiley 24. West Grove Borough Zoning Ordinance Update (2/13-7/15) West Grove Borough has retained the Chester County Planning Commission to assist them with updating their 1970 Zoning Ordinance. The ordinance update will provide support for the implementation of the Borough s revitalization plans, bring the ordinance into conformity with current planning practices, address nonconforming uses in the Borough, and address land uses not envisioned when the plan was first developed. The second draft of the full ordinance was completed in September 2014 and is being reviewed by the task force. A public information meeting is scheduled for February 9, Percent Completed: 5% Consultant: Chester County Planning Commission VPP Project Planners: Kevin Myers, Justin Smiley 7

177 Planning Services Division VPP and Grant Activity February West Vincent Township Multi-Modal Transportation Study (2/13-1/15) The study will address the circulation needs of pedestrian, bicycle, public transit, and automobile users in the community. The project was identified in the Township s Sustainability Work Plan for While the study is township-wide, it will focus on four specific areas: Ludwigs Corner, Pughtown Road, Birchrunville, and St. Matthews Road. The study task force includes representatives from East Pikeland and Upper Uwchlan townships. The VPP review for the study has been completed and the final step is acceptance by the township. Percent Completed: 99% Consultants: McMahon Associates, Inc., Brandywine Conservancy VPP Grant Monitor: Jake Michael 26. West Whiteland Township Lincoln Highway & Whitford Road Corridor Plan (9/13-/15) The township is undertaking a plan for development and redevelopment of uses within these corridors as well as transportation issues in this high traffic area. The plan will further support the recommendations of the Central Chester County Bicycle and Pedestrian Plan of which they were an active participant. The plan could also serve as the foundation for a future Act 209 Transportation Impact Study. The plan is anticipated to be submitted for Act 247 review early in Percent Completed: 95% Consultants: URS Corporation VPP Grant Monitor: Kevin Myers Regional and Multimunicipal Planning Efforts 27. Brandywine Battlefield Strategic Landscapes Plans (/13 - /15) This project is being funded through an American Battlefield Protection Program (ABPP) grant from the National Park Service. It entails completing individual strategic plans for four of 13 identified strategic battlefield landscapes. Each plan will include information about: key lands and resources for planning and preservation, verification/land studies of the locations of troop movements and cultural resources, specific recommended resource protection strategies based on the Brandywine Battlefield Preservation Plan, and public access and interpretation recommendations, where appropriate. This project is being undertaken in cooperation with four municipalities in the Battlefield (Newlin, Pocopson, East Bradford, and West Bradford) and the Brandywine Battlefield Task Force (BBTF), as well as in coordination with Delaware County Planning who received a parallel ABPP grant to produce strategic plans for two key battlefield landscapes in Delaware County. The second stakeholder meeting is scheduled for January Percent Complete: 40% Consultant: Chester County Planning Commission Project Planners: Jeannine Speirs, Karen Marshall

178 Planning Services Division VPP and Grant Activity February Brandywine Creek Greenway Strategic Action Plan (1/13-12/16) Since 2010, the Brandywine Conservancy has been working with municipalities along the main stem and upper east branch of the Brandywine to complete a Concept Plan (Phase I) for the Brandywine Creek Greenway. The Greenway is envisioned to be a 30- mile conservation and recreation corridor to include an interconnected system of formal trails, informal paths, river access points, and wildlife corridors. Phase I was completed in spring of The Greenway Strategic Action Plan (Phase II) will be a shared implementation plan for 24 municipalities in Chester and Delaware counties. The Action Plan is being undertaken as a partnership between Chester County and the Brandywine Conservancy. It will outline specific projects for each municipality to implement over the short- and long- term to achieve such goals as enhanced recreation opportunities and greater protection of sensitive resources. Public and stakeholder input meetings are underway. This effort is being funding through a DCNR C2P2 grant (Community Conservation Partnership Program). The final round of public meetings was completed. The document is anticipated to be submitted to DCNR in February Percent Complete: 99% Consultant: Brandywine Conservancy, Chester County Planning Commission Project Planners: Jake Michael 29. Longwood Gardens Cooperative Planning Project (10/13-9/15) The townships of East Marlborough, Kennett, and Pennsbury, along with Longwood Gardens, are working cooperatively with the Chester County Planning Commission to facilitate communication relative to ongoing issues of common concern and future development in the Gardens, work through potential incompatibilities between existing municipal regulatory controls and Longwood s concept plan, and create updated zoning regulations to meet the needs of the townships and Longwood Gardens. A joint meeting with all of the participants was held in October East Marlborough adopted zoning amendments in November CCPC staff will continue to work with Pennsbury and Kennett on their zoning amendments. Percent Complete: 45% Consultant: Chester County Planning Commission Project Planner: Susan Elks 9

179 Planning Services Division VPP and Grant Activity February Natural Heritage Inventory for Berks and Chester Counties (1/12-10/14) This project will create an updated inventory of threatened and endangered species within both Chester and Berks counties. It is being funded through a DCNR grant and will serve as an update to the 2000 Chester County Natural Areas Inventory. Field surveys are being conducted by staff from the Pennsylvania Natural Heritage Program and the Western Pennsylvania Conservancy. The inventory is anticipated to be delivered in February Percent Complete: 95% Consultant: Pennsylvania Natural Heritage Program, Western Pennsylvania Conservancy Project Monitor: Jake Michael 31. Western Chester County Region Route 30 Land Use and Multi-Modal Transportation Study (pending) The Western Chester County Region is undertaking a land use and multi-modal study with a focus on the Route 30/Business 30/Amtrak Keystone Corridor one of six multi-modal corridors identified in Landscapes2. The project is funded through both a VPP grant and a TCDI grant. The RFP process yielded four proposals, which are currently under review. Percent Completed: Contract Pending Consultant: TBD RFP underway VPP Project Monitor: Justin Smiley/Kevin Myers VPP Project Inquiries The municipalities listed below have made recent inquiries about the VPP Grant Program: 1. Atglen Borough - Comprehensive Plan update (December 2013) 2. **Caln Township - Comprehensive Plan update (January and July2014) 3. Coatesville City Zoning Ordinance update (August 2014) 4. *East Bradford Township - Comprehensive Plan update (February 2014) 5. **East Coventry Township Parks and Recreation Plan (July 2014) 6. East Pikeland Township Zoning Updates (December 2014) 7. Easttown Township - Comprehensive Plan update (June 2014). **East Whiteland Township Comprehensive Plan update (July 2014) 9. **Elverson Borough - Zoning Ordinance and Subdivision Ordinance update (July 2014, follow-up to comprehensive plan update) 10. Kennett Square and Kennett Township Economic Corridor Study (January 2014) 11. Lower Oxford Township - Zoning Overlay District (November 2013) - request came from CCEDC 10

180 Planning Services Division VPP and Grant Activity February Oxford Borough Parking Study (January 2015) 13. Penn Township Ordinance Updates (January 2015) 14. **Phoenixville Borough - Revitalization Plan update (February 2013, August 2013) 15. +Pocopson Township Historic Resource Inventory and Ordinance amendments (July 2014) 16. *Schuylkill Township - Trail Feasibility Study (January 2014) 17. South Coatesville Borough - Subdivision and Land Development Ordinance update (August 2013) 1. South Coatesville Borough (with Modena, Coatesville, Valley, and East Fallowfield) Trail Feasibility (December 2014) 19. *South Coventry Township - Comprehensive Plan update with VPP In-kind Grant (August 2013, January 2014) 20. *Tredyffrin Township - Economic Development Plan (January 2014), Economic Development/Marketing Study (July 2014) 21. **Upper Uwchlan Township Stormwater Authority Feasibility Study (July 2014) 22. Warwick Township Ordinance Updates (December 2014) 23. **West Bradford Township Resource Protection Ordinance amendments (July 2014) 24. **Western Chester County Region Route 30 Land Use & Multi-Modal Transportation Study (July 2014) *Approved for VPP funding in Round 1 of (Note: Tredyffrin withdrew grant request for Economic Development Plan.) +Applied for VPP funding in Round 2 of **Approved for funding in Round 2 of

181 Transportation & Information Service Division Update

182 Transportation (& Urban Planning) Division February 2015 Committee continues to evaluate effects of the PA 29/PA Turnpike Electronic Interchange On January 16 th, the second PA 29/PA Turnpike committee meeting was held, with full attendance from the four study area municipalities (East Whiteland, Tredyffrin, Schuylkill, Charlestown), PennDOT, the PA Turnpike Commission, DVRPC, and CCPC staff. While the first meeting focused on the traffic impacts on the new interchange, Meeting #2 focused on the land use and multimodal impacts of this new access point. Using the Planning Commission s EnerGov database, the Technical Services Division prepared mapping (see example below) of proposed land development activity since A representative from each municipality led a 5-7 minute discussion on the status of noteworthy proposals. Several meeting attendees complimented this municipal roundtable discussion, noting that they are often unaware of proposed land development activity in neighboring municipalities. Page 1 of 2