Robert Kagel County Administrator

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3 Robert Kagel County Administrator

4 Action Items

5 Public Comment

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14 Act 247 Reviews

15 Subdivision & Land Development

16 Act 247 Reviews of Proposed Development during September Atglen West Sadsbury West Fallowfield Honey Brook Parkesburg Honey Brook West Caln Sadsbury Highland Valley Londonderry Elverson West Nantmeal West Brandywine Coatesville South Coatesville Modena East Fallowfield West Marlborough Warwick Wallace East Nantmeal East Brandywine West Bradford Newlin North Coventry South Coventry Upper Uwchlan Uwchlan East Caln 1 East Marlborough Pocopson East Coventry 3 West Vincent West Pikeland West Whiteland East Bradford East Vincent 8 East Phoenixville 8 West Goshen West Chester Pennsbury 4 Birmingham Spring City Charlestown East Whiteland East Goshen Westtown Thornbury Malvern 6, 7 Schuylkill Willistown 8 8 Tredyffrin Easttown Symbols Residential Lots/Units Non-Residential Other D D 1-10,000 10, , ,001-1,200,000 Mixed Use Not Consistent with Livable Landscapes2 Livable Landscapes2 Growth Areas Urban Suburban Suburban Center Rural Resource Areas Agricultural Rural Rural Center West Nottingham Lower Oxford 2 Upper Oxford East Nottingham Elk Penn New London London Grove West Grove Franklin Avondale London Britain New Garden Kennett Square Kennett # PLAN # PLAN TITLE 1 LD Downingtown Stem Academy 2 LD Hoover Treated Wood Products, Inc. 3 LD Camp Sankanac 4 SD HP Flanagan, Inc. (Bacton Way) 5 LD DE Storage Avondale 6 LD French Creek West Development 7 LD Tague Lumber 8 LD W. Chester Pike, L.P. Note: Excludes lot line revisions, lot consolidations, second reviews, sketch plans, and surface parking, UNLESS those reviews cited unique or significant community impacts Miles

17 Subdivision and Land Development Reviews 9/1/2018 to 9/30/2018 Review Municipality Plan # Title Date Acreage Land Use Lots/Units Non-Res. Sq. Footage Structure Use Non-Res. Bldgs. Roads (L. Feet) Landscapes2 (Yes, No, N/R) Downingtown Borough LD Downingtown Stem 9/24/2018 Academy Institutional 1 31,796 Institutional Addition to Existing 1 0 Yes East Nottingham Township LD Hoover Treated Wood 9/26/2018 Products, Inc Industrial 4 27,000 Industrial Unique 4 Yes East Vincent Township LD Camp Sankanac 9/24/ Commercial 1 10,000 Commercial 1 Yes East Whiteland Township SD HP Flanagan, Inc. (Bacton 9/26/2018 Way) Lower Oxford Township SD WLH Group 9/17/ Single Family 6 Residential Residential Single Family Residential Agricultural 3 Agricultural Commercial Farm/Pasture Land Commercial Yes Yes New Garden Township LD DE Storage Avondale 9/6/ Commercial Commercial 5 64,400 Commercial Unique Commercial Office Building 5 Yes Phoenixville Borough LD French Creek West 9/18/2018 Development Townhouse Apartment 550 Residential Townhouse Residential Apartment 7,000 Yes Phoenixville Borough LD Tague Lumber 9/24/ Industrial 1 4,100 Industrial 1 Retail Yes Phoenixville Borough SD French Creek West 9/18/2018 Phoenixville Borough SD Tague Lumber 9/24/2018 Tredyffrin Township SD Wallence/Vegso 9/17/2018 Upper Uwchlan Township SD Parcel 5-C - "The Village at 9/10/2018 Byers Station" West Caln Township SD South Bonsall 9/4/2018 Road Townhouse Apartment 8 Residential Townhouse Residential Apartment 9.03 Industrial 3 Industrial Retail 1.60 Single Family 2 Residential Residential Single Family Residential Townhouse 121 Residential Townhouse 1.39 Single Family 2 Residential Residential Single Family Residential Yes Yes N/R Yes Yes September 28, 2018 Page 1 of 3

18 Subdivision and Land Development Reviews 9/1/2018 to 9/30/2018 Review Municipality Plan # Title Date Acreage Land Use Lots/Units Non-Res. Sq. Footage Structure Use Non-Res. Bldgs. Roads (L. Feet) Landscapes2 (Yes, No, N/R) West Chester Borough SD N. Church Street, LLC 9/25/ Commercial 1 Commercial N/R West Pikeland Township SD West Pikeland Township 9/21/ Single Family Residential Agricultural 2 Residential Single Family Residential Agricultural Open Space Conservation Yes Willistown Township LD W. Chester Pike, L.P. 9/13/ Townhouse 39 Residential 1,404 Townhouse Yes Willistown Township SD W. Chester Pike, L.P. 9/13/ Townhouse 2 Residential Townhouse Yes Grand Totals of Subdivision and Land Development Reviews 17 Reviews Acres 751 Lots/Units 137,296 Non-Res. Sq. Feet 12 Non-Res. Bldgs. 8,404 Linear Feet Roadway There are 15 plans consistent, 0 plans inconsistent, and 2 plans with no relevance to Landscapes2. September 28, 2018 Page 2 of 3

19 Unofficial Sketch Plan Evaluations 9/1/2018 to 9/30/2018 Review Municipality Plan # Title Date Acreage Land Use Lots/Units Non-Res. Sq. Footage Structure Use Non-Res. Bldgs. Roads (L. Feet) Landscapes2 (Yes, No, N/R) Kennett Township LD Smith Property 9/17/ Single Family 75 0 Residential Residential Single Family Residential Yes Grand Totals of Unofficial Sketch Evaluations 1 Reviews Acres 75 Lots/Units 0 Non-Res. Sq. Feet Non-Res. Bldgs. Linear Feet Roadway There are 1 sketch plans consistent, 0 sketch plans inconsistent, and 0 sketch plans with no relevance to Landscapes2. September 28, 2018 Page 3 of 3

20 Subdivision & Land Development Letters

21 September 24, 2018 Millie Byerly, Assistant Borough Secretary Downingtown Borough 4 West Lancaster Avenue Downingtown, PA Re: Preliminary/Final Land Development - Downingtown Stem Academy # Downingtown Borough - LD Dear Ms. Byerly: A preliminary/final land development plan entitled "Downingtown Stem Academy", prepared by Renew Design Group and dated August 31, 2018, was received by this office on September 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. We offer the following comments on the proposed land development for your consideration. PROJECT SUMMARY: Location: North side of Manor Avenue (State Route 322), east of the Caln Township municipal border Site Acreage: acres Lots: 1 lot Non-Res. Square Footage: 31,796 square feet (addition to existing school facility) Proposed Land Use: School New Parking Spaces: 222 spaces Municipal Land Use Plan Designation: Other Public and Semi-Public UPI#: E PROPOSAL: The applicant proposes the construction of a 31,796 square foot institutional building addition and 222 parking spaces. Part of the project involves creating a asphalt area for marching band practices that includes painted football yard lines and other markings on the pavement. No changes are proposed to the site s access on Manor Avenue. The site, which is served by public water and public sewer facilities, is located in the Downingtown Borough R-1 Residential zoning district. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Borough issues should be resolved before action is taken on this land development plan. ccplanning@chesco.org website:

22 Page: 2 Re: Preliminary/Final Land Development - Downingtown Stem Academy # Downingtown Borough - LD COUNTY POLICY: LANDSCAPES: 1. The site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. 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 proposed land development is consistent with the objectives of the Urban Landscape.

23 Page: 3 Re: Preliminary/Final Land Development - Downingtown Stem Academy # Downingtown Borough - LD Detail of Downingtown Stem Academy Preliminary/Final Land Development Plan WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the Brandywine Creek watershed. Watersheds highest priority land use objectives within this watershed are: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. Watersheds can be accessed at

24 Page: 4 Re: Preliminary/Final Land Development - Downingtown Stem Academy # Downingtown Borough - LD Detail of Downingtown Stem Academy Preliminary/Final Land Development Plan-Band Practice Area PRIMARY ISSUES: 3. We endorse the provision of pedestrian and bicycle facilities on the plan. We suggest that these facilities be shown in more detail on the plan to ensure that they are conveniently located and will encourage their use by pedestrians and bicycle users. 4. The County Planning Commission s Multimodal Circulation Handbook (2016 Update), which is available online at classifies Manor Avenue (State Route 322) as a major arterial. The Handbook (page 183) recommends a 100 footwide right-of-way for major arterial roads to accommodate future road and infrastructure improvements. We recommend that the applicant and the Borough contact PennDOT to determine the appropriate right-of-way to be reserved for this section of Manor Avenue. We suggest that this area be identified as a dedicated right-of-way, and be offered for dedication to PennDOT.

25 Page: 5 Re: Preliminary/Final Land Development - Downingtown Stem Academy # Downingtown Borough - LD ADMINISTRATIVE ISSUES: 5. The applicant should contact the office of the Chester County Conservation District 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. 6. 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. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Downingtown 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. Sincerely, Wes Bruckno, AICP Senior Review Planner cc: Downingtown Area School District Renew Design Group Kristen Denne, Caln Township Manager Matthew Miele, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District

26 September 26, 2018 P.J. Scheese, Zoning Officer East Nottingham Township 158 Election Road Oxford, PA Re: Final Land Development - Hoover Treated Wood Products, Inc. # East Nottingham Township - LD Dear Ms. Scheese: A final land development plan entitled "Hoover Treated Wood Products, Inc.", prepared by Concord Land Planners and Surveyors, Inc., and dated August 20, 2018, was received by this office on September 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. We offer the following comments on the proposed land development for your consideration. PROJECT SUMMARY: Location: north side of Waterway Road, west of Mount Pleasant Road Site Acreage: Lots/Units: 4 structures Non-Res. Square Footage: 27,000 Proposed Land Use: Industrial, Wood Product Treatment Municipal Land Use Plan Designation: C-Commerce UPI#: PROPOSAL: The applicant proposes the construction of a shed, two kiln facilities and a stacker totaling 27,000 square feet at the existing industrial site. No new sewage disposal or water supply is proposed. The project site is located in the I-1 Industrial zoning district. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Township issues should be resolved before action is taken on this land development plan. ccplanning@chesco.org website:

27 Page: 2 Re: Final Land Development - Hoover Treated Wood Products, Inc. # East Nottingham Township - LD 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. The site is located within the Commerce designation on the future land use map in the 2012 Oxford Region Multimunicipal Comprehensive Plan. The proposed expansion of this use is consistent with the recommended strategies for this growth area. WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the Upper Little Elk subbasin of the Elk Creek watershed. Watersheds highest priority land use objectives within this watershed are: implementation of comprehensive stormwater management, protection of water quality from nonpoint source pollutants, and protection of vegetated riparian corridors. Watersheds can be accessed at PRIMARY ISSUES: 3. We acknowledge that the existing conditions at this site would be the functional equivalent of impervious coverage, so that the proposed structures will not increase the degree of impervious coverage. However, we note that the plan must still meet any redevelopment requirements of Chapter 23 Stormwater Management of the Township Code. The Township and the applicant should discuss what measures can be implemented to ameliorate stormwater impacts of this site. The submitted plan does not show any existing or proposed stormwater management facilities.

28 Page: 3 Re: Final Land Development - Hoover Treated Wood Products, Inc. # East Nottingham Township - LD Detail of sheet #1 of the land development plan ADMINISTRATIVE ISSUES: 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. 6. A note on the plan related to the site office states See Note 8, however only seven notes are listed on the plan. The applicant should revise the plan accordingly.

29 Page: 4 Re: Final Land Development - Hoover Treated Wood Products, Inc. # East Nottingham Township - LD 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. Sincerely, Glenn Bentley Senior Review Planner cc: Hoover Treated Wood Products, Inc. Concord Land Planners & Surveyors, Inc. Chester County Conservation District

30 September 24, 2018 Mary E. Flagg, Manager/Secretary/Treasurer East Vincent Township 262 Ridge Road Spring City, PA Re: Preliminary Land Development - Camp Sankanac # East Vincent Township - LD Dear Ms. Flagg: A preliminary land development plan entitled "Camp Sankanac", prepared by Commonwealth Engineers Inc., and dated August 21, 2018, was received by this office on September 7, 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: east side of Bertolet School Road, south of Pughtown Road Site Acreage: 8.80 Lots/Units: 1 lot Non-Res. Square Footage: 10,000 Proposed Land Use: Institutional Multi-purpose building New Parking Spaces: 45 Municipal Land Use Plan Designation: RC-Rural Conservation UPI#: E PROPOSAL: The applicant proposes the construction of a 10,000 square foot institutional building for use by campers and staff and 45 parking spaces at the existing camp facility. The project site, which will be served by onsite water and onsite sewer, is located in the AP-Agricultural Preservation zoning district. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Township issues should be resolved before action is taken on this land development plan. ccplanning@chesco.org website:

31 Page: 2 Re: Preliminary Land Development - Camp Sankanac # East Vincent Township - LD COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Rural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Rural Landscape. WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within a subbasin of the French Creek watershed. Watersheds highest priority land use objectives within this watershed are: implementation of comprehensive stormwater management, protection of water quality from nonpoint source pollutants, and protection of vegetated riparian corridors. Watersheds can be accessed at PRIMARY ISSUES: 3. The proposed multi-purpose building encroaches into an area of precautionary steep slopes; the Township should ensure that any relief from ordinance requirements related construction on steep slopes has been acquired prior to taking action on this submission.

32 Page: 3 Re: Preliminary Land Development - Camp Sankanac # East Vincent Township - LD We endorse the inclusion of a maintenance schedule for the proposed infiltration facility BMP. The detail of the infiltration facility (on sheet 4) indicates that the 90 foot outlet pipe leads to a level spreader, presumably on the west side of Bertolet School Road; however Sheet 3 of the plan indicates that the outlet pipe is 29 feet long and leads to a Point of Interest. The applicant should ensure that the design of this facility is finalized prior to the Township taking action on this submission. Detail of sheet #3 of the plan ADMINISTRATIVE ISSUES: 5. We note that the Zoning table on Sheets 1 & 2 indicate that the proposed minimum net lot area is 52.2 acres. The notes should include language indicating that this figure represents the applicant s total holdings in the Township or similar language; while the table should list the acreage of parcel where the development will occur, i.e. 8.8 acres. 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 copy of the plan should be submitted to the Chester County Health Department (CCHD) for their review and comment on the proposed sewage disposal and/or water supply. The municipality should receive confirmation on the availability of sufficient sewer and water capacity from the appropriate authority and/or company prior to final plan approval. 8. 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.

33 Page: 4 Re: Preliminary Land Development - Camp Sankanac # East Vincent Township - LD 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 Vincent 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. Sincerely, Glenn Bentley Senior Review Planner cc: Bible Club Movement c/o Camp Sankanac Commonwealth Engineers, Inc. Attn: Mike Cowen Chester County Health Department Chester County Conservation District

34 September 26, 2018 Zachary Barner, AICP, Director of Planning & Development East Whiteland Township 209 Conestoga Road Frazer, PA Re: Preliminary Subdivision - HP Flanagan, Inc. (Bacton Way) # East Whiteland Township SD Dear Mr. Barner: A Preliminary Subdivision Plan entitled "HP Flanagan, Inc. (Bacton Way)", prepared by Commonwealth Engineers Inc., and dated August 9, 2018, was received by this office on September 5, 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 subdivision for your consideration. PROJECT SUMMARY: Location: east and west sides of Bacton Hill Road, south of Conestoga Road Site Acreage: 6.09 Proposed Land Use: 6 Single Family Residential Lots Municipal Land Use Plan Designation: Residential - Low Density UPI#: , , , , PROPOSAL: The applicant proposes the creation of 6 single-family residential lots and 2.62 acres of private open space. The project site, which will be served by public water and public sewer, is located in the R-1 Low Density Residential zoning district. The existing buildings on UPI# , which include a Class I historic resource, will be removed; it is our understanding that the Township Board of Supervisors approved the demolition permit application for these buildings on May 9, 2018, and it is also our understanding that the Township Board of Supervisors previously approved a demolition permit application for this parcel in RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed, particularly the historic preservation issue discussed in comment #3, and all East Whiteland Township issues should be resolved before action is taken on this subdivision plan. ccplanning@chesco.org website:

35 Page: Re: # 2 Preliminary Subdivision - HP Flanagan, Inc. (Bacton Way) East Whiteland Township SD Site Plan Detail, Sheet 3: Preliminary Subdivision - HP Flanagan, Inc. (Bacton Way)

36 Page: 3 Re: Preliminary Subdivision - HP Flanagan, Inc. (Bacton Way) # East Whiteland Township SD 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. While single family residential development is an appropriate use in the Suburban Landscape designation, the proposed demolition of the existing historic resource on UPI# is inconsistent with the historic resource and context preservation objective of Landscapes2, which is to preserve historic and cultural resources and their appropriate settings (Objective HR2, page 112). WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the (East) Valley Creek watershed. Watersheds highest priority land use objectives within this watershed are: reduce stormwater runoff, restore water quality of impaired streams, and protect/enhance historic, cultural and recreational resources. Watersheds can be accessed at PRIMARY ISSUES: Historic Preservation: 3. Both the 2011 Township Historic Resources Atlas and Map 3: Historic Resources in the Township s 2016 Comprehensive Plan identify that three adjoining parcels (UPI# , E, and ) contain Class 1 historic resources. The applicant and Township should work to mitigate any negative impacts on the integrity of these existing historic resources. Natural Features Protection: 4. The site contains areas of hydric (wet) soils (EdC Edgemont and Th Thorndale) 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. 5. The plan and 2014 aerial photography indicate that a portion of the site is wooded. If development is to occur within the woodlands, the removal of trees should be limited to the minimum area needed for the dwellings and support facilities and the limit of tree removal should be shown on the plan. Any grading within the area of the dripline (the perimeter of the tree's branches) of the trees to be preserved increases the possibility of tree damage.

37 Page: 4 Re: Preliminary Subdivision - HP Flanagan, Inc. (Bacton Way) # East Whiteland Township SD The project is located in an area designated by the PaDEP as a Special Protection Watershed. Chester County s High Quality and Exceptional Value Watersheds are especially sensitive to degradation and pollution that could result from development. Therefore, stricter DEP or municipal limitations to wastewater and stormwater discharges may apply in this watershed. A map of Special Protection Watersheds in Chester County, PA may be viewed here: Access and Circulation: 7. We suggest that the applicant and the Township consider the use of shared driveways. Shared driveways can reduce the number of new access points on public roads, limit impervious coverage, reduce earth disturbance and lower construction costs. Stormwater Management: 8. Land disturbance and land development activities that occur within the (East) Valley Creek watershed must comply with the applicable stormwater management ordinance standards as approved in the Valley Creek Watershed Act 167 Stormwater Management Plan (February 2011). 9. General Note 9 states that the maintenance of the permanent stormwater management facilities, which includes rain gardens, shall be the responsibility of the individual lot owner. Ongoing efforts by the municipality may be needed to educate the homeowners so that they can fully understand and fulfill their operation and maintenance requirements for these facilities, particularly in regard to the on-going maintenance of the rain garden plantings. ADMINISTRATIVE ISSUES: 10. The site plan indicates that a variance is being requested from the front yard building setback requirements of the Township Zoning Ordinance. The Township should not grant final plan approval prior to the Zoning Hearing Board granting any variance requests. The final plan should accurately note the Zoning Hearing Board s decision, including any conditions of approval issued by the Board. 11. While the Act 247 County Referral Form indicates that a homeowners association (HOA) will be responsible for the proposed common facilities/areas, there is no note on the site plan pertaining to an HOA for this development. This should be clarified by the applicant. If there will be an HOA for this development, then the HOA document should be submitted to the municipality to be reviewed by an attorney versed in homeowners' association documents to evaluate the document for its completeness and compliance. The HOA document should include provisions which allow the Township to: intervene and maintain common owned facilities; determine the schedule for Association formation; timing for construction of common facilities; and determine the schedule for transfer of ownership from developer to the HOA of common facilities. 12. The site plan depicts the location of a 20 foot wide sanitary sewer easement along the northern portion of the project site. The details of this easement should be incorporated into the deeds of the appropriate lots.

38 Page: 5 Re: Preliminary Subdivision - HP Flanagan, Inc. (Bacton Way) # East Whiteland Township SD 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. 14. 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. 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 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. Sincerely, Paul Farkas Senior Review Planner cc: HP Flanagan, Inc. Commonwealth Engineers, Inc. Chester County Conservation District

39 September 17, 2018 Lisa M. Moore, Secretary/Manager Kennett Township 801 Burrows Run Road Chadds Ford, PA Re: Sketch Plan - Smith Property # Kennett Township - LD Dear Ms. Moore: An unofficial sketch plan entitled "Smith Property", prepared by DL Howell, and dated June 26, 2018, was received by this office on August 30, Although our review is not required by Act 247, the Pennsylvania Municipalities Planning Code (MPC) as amended, our comments are offered as a planning service at the request of Kennett Township. This review focuses primarily upon design and procedure related issues and concerns to assist the applicant and Kennett Township in its review of this proposal prior to the official submission. This review does not replace the need for an official referral by Kennett Township of a preliminary or final plan, as required by the Pennsylvania Municipalities Planning Code. PROJECT SUMMARY: Location: on the south side of Rosedale Road, west of McFarlan Road Site Acreage: Lots/Units: 76 single-family dwellings Proposed Land Use: Single Family Residential New Parking Spaces: 48 Municipal Land Use Plan Designation: PN-Planned Neighborhood UPI#: , , PROPOSAL: The applicant proposes the consolidation of three existing lots and the construction of a 76 single-family residential units, with 48 guest parking spaces on a acre site. The project site, which will be served by public water and public sewer, is located in the R-4 Residential zoning district. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter be addressed when an official subdivision and land development plan is submitted. ccplanning@chesco.org website:

40 Page: 2 Re: Sketch Plan - Smith Property # Kennett Township - LD 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 subdivision/ land development would be consistent with the objectives of the Suburban Landscape. Design Issues: 2. The County Planning Commission also received a proposed zoning ordinance amendment application associated with this submission. The zoning ordinance amendment review is addressed in a separate letter (CCPC # ZA ). 3. The submitted materials included a black and white site layout plan and a color site layout plan; the color plan appears to be a rough concept sketch of the proposed layout, the main content of this review was based on the black and white site layout plan. We note that while this plan may be designed using the proposed Residential Redevelopment zoning ordinance language, the sketch plan lists the existing R-4 area and bulk provisions; which makes reviewing the plan against the proposed provisions problematic.

41 Page: 3 Re: Sketch Plan - Smith Property # Kennett Township - LD Detail of the Site Layout Plan 4. The Township and the applicant should consider a slight reconfiguration of the units located inside the main drives. If these units were relocated to front on the internal drives with six or seven units fronting the main drives at the corners (NE, NW, SE and SW) of the land inside the drives, a central green could be created as a community amenity area. If these units were served by a rear alley, driveway cuts on the inside of the main drives could be eliminated making that sidewalk safer for pedestrians. This design would eliminate the cross drives reducing impervious coverage, simplify the utility layout and eliminate the orientation where some units face the sides of other units. We recommend that units on either side of the main drives be staggered so not as to be directly across the street from a unit on the other side. We note that the applicant has similarly staggered the front setbacks to create a more varied street wall along the main drives. 5. We recommend that sidewalks be constructed across the entire Rosedale Road frontage and on both sides of the main drives as well as on the short cross streets. 6. While the plan does not contain any area for active recreation, we note that the site is adjacent to Kennett Township park property. The applicant and the Township should discuss direct access to the park from this site and the construction of recreation amenities to serve area residents. 7. We note that the design includes staggered setbacks for the majority of the units, we recommend that the units on the cross streets should also be staggered. 8. The Township and the applicant should consider the need to accommodate rear decks, many of the proposed units back directly onto the tract setback line, which would preclude the construction of decks without being granted a zoning variance. The need for accessory storage structures should be considered in the ordinance amendment, the homeowners document and in the final land development plan. 9. The vegetative screen along the eastern property line should be extended to encompass the entire eastern boundary of the site.

42 Page: 4 Re: Sketch Plan - Smith Property # Kennett Township - LD 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 review, we will be glad to discuss this project at your convenience. The County Planning Commission staff is also available to meet with the applicant and the Township to discuss this project in further detail. Sincerely, Glenn Bentley Senior Review Planner cc: Mitch Kotler David C. and Sally Jane Smith DL Howell & Associates, Inc. Attn: Andrew DeFonzo

43 September 17, 2018 Theresa B. Dugan, Codes Enforcement Officer Lower Oxford Township 220 Township Road Oxford, PA Re: Final Subdivision - WLH Group # Lower Oxford Township - SD Dear Ms. Dugan: A final subdivision plan entitled "WLH Group", prepared by Crossan-Raimato, Inc, and dated August 13, 2018, was received by this office on August 28, 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 subdivision for your consideration. PROJECT SUMMARY: Location: between Limestone Road and Whiteside Drive Site Acreage: Lots/Units: 3 lots Proposed Land Use: Agriculture/Commercial Storage Municipal Land Use Plan Designation: Commerce UPI#: PROPOSAL: The applicant proposes the creation of 3 lots. The current use on proposed lot 2A is farm equipment sales. The project site is located in the C-3 Limited Commercial zoning district. No new sewage disposal or water supply is proposed. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Township issues should be resolved before action is taken on this subdivision plan. ccplanning@chesco.org website:

44 Page: 2 Re: Final Subdivision - WLH Group # Lower Oxford Township - SD 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 subdivision is consistent with the objectives of the Suburban Landscape. The site is located within the Commerce land use designation on the Future Land Use map in the Oxford Region Multimunicipal Comprehensive Plan. WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the west branch subbasin of the Big Elk Creek watershed. Watersheds highest priority land use objectives within this watershed are: protection of ground water resources, implementation of comprehensive stormwater management, and protection of vegetated riparian corridors. Watersheds can be accessed at

45 Page: 3 Re: Final Subdivision - WLH Group # Lower Oxford Township - SD Detail of the Subdivision Plan PRIMARY ISSUES: 3. The plan should indicate if there is any road access to proposed lot 2B, or if access to this parcel is to be internal from the adjoining developed parcel. 4. The plan indicates that proposed lot 2B will be used for storing farm equipment (inventory). Because this site is located within a High Quality Watershed and the proximity of actively farmed lands (lot 2C), the applicant and the Township should discuss measures to prevent spilled or leaking petro-chemicals and/or hydraulic fluids from contaminating the soil and ground water. 5. We note that the existing farm equipment sales operation uses the yard, facing Route 10, to display equipment that is offered for sale. The Township and the applicant should discuss this to determine an appropriate location for this activity. ADMINISTRATIVE ISSUES: 6. According to County Tax Assessment records, the land of the proposed subdivision appears to be subject to an Act 319 (Clean and Green) covenant. We advise the applicant to contact the Chester County Assessment Office (telephone # ) regarding this subdivision. Additional information on this topic is provided online at: Green. 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, the Assessment Office.

46 Page: 4 Re: Final Subdivision - WLH Group # Lower Oxford Township - SD 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. Sincerely, Glenn Bentley Senior Review Planner cc: WLH Group Crossan-Raimato, Inc. Chester County Assessment Office

47 September 6, 2018 Tony Scheivert, Manager New Garden Township 299 Star Road Landenberg, PA Re: Preliminary Land Development - DE Storage Avondale # New Garden Township - LD Dear Mr. Scheivert: A preliminary land development plan entitled "DE Storage Avondale", prepared by DL Howell, and dated May 21, 2018, was received by this office on August 21, 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: northeast corner of Starr Road and Newark Road Site Acreage: Lots/Units: 5 buildings Non-Res. Square Footage: 64,400 Proposed Land Use: Self-Storage Facility New Parking Spaces: 65 Municipal Land Use Plan Designation: Site Sensitive Residential UPI#: PROPOSAL: The applicant proposes the construction of a 64,400 square foot self-storage facility (5 buildings), and 65 parking spaces. The project site, which will be served by public water and public sewer, is located in the C/I - Commercial/Industrial zoning district. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed, and all Township issues should be resolved before action is taken on this land development plan. ccplanning@chesco.org website:

48 Page: 2 Re: Preliminary Land Development - DE Storage Avondale # New Garden Township - LD Detail of sheet #1 of the 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 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.

49 Page: 3 Re: Preliminary Land Development - DE Storage Avondale # New Garden Township - LD WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the Egypt Run subbasin of the White Clay Creek watershed. Watersheds highest priority land use objectives within this watershed are: reduction of stormwater runoff, restoration of water quality of impaired streams, and protection of vegetated riparian corridors.. Watersheds can be accessed at PRIMARY ISSUES: 3. The parking requirement for this use appears to be excessive, we suggest that a portion of the parking on the Starr Road frontage be landscaped and held in reserve. 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. 4. There is a five foot high bank on the east side of Newark Road at the proposed access point; the Township and the applicant should investigate the need to cut back this bank to provide sufficient sight distance to the north and south on Newark Road. 5. The applicant should ensure that local emergency service providers have 24 hour access to facility. Detail of the hours of operation should be included in the plan.

50 Page: 4 Re: Preliminary Land Development - DE Storage Avondale # New Garden Township - LD The Township should verify that the proposed plan is consistent with all ordinance landscaping requirements. This facility will be sited at a prominent location in the Township, as shown on the plan the landscaping does not appear to be extensive enough to buffer or screen the appearance of the facility. We suggest that the applicant submit preliminary elevations of the proposed facility from Newark Road and Starr Road, to assist the Township in making determinations as to the massing of the structures and the appropriate degree of screening and buffering. We also suggest that additional trees be planted along creek frontage to prevent erosion. 7. The zoning data table should indicate the height of the proposed buildings. 8. The handicapped parking spaces are sited at a single location in the northeast corner of the compound; we recommend that at least one handicapped parking space be relocated adjacent to the site office and others be sited in the parking bays along the southern boundary. 9. General Note #34 is a duplication of note #16; this should be revised in the final plan. STORMWATER ISSUES: 10. There is a small amount of very steep slopes to be disturbed by the project, but it appears to exceed the Township s ordinance limits. It appears that the slopes to be disturbed are predominantly related to previous grading for the roadway and roadside drainage and not natural slopes. No note was found on the plan sheets regarding whether exceeding the Township s steep slope standards for this project has been previously approved, or if approval is required given the circumstances of the slopes being disturbed. This issue should be addressed prior to approval. On plan sheets 2 and 8 of 20, the shading that identifies the steep (precautionary slopes) and very steep slopes is difficult to see as presented. This should be addressed on the final plan. 11. Runoff from the site discharges into a headwater tributary of the White Clay Creek watershed. Protection of headwater streams is particularly critical to protection of downstream water quality. The relatively steep natural slope of the site increases the potential for future erosion that could cause long-term maintenance issues and increased sediment loads in the stream. The Township should consider all reasonable measures to minimize the runoff rate and volume, and to dissipate and spread flow at all points of discharge in an effort to reduce the potential for erosion of overland flow paths, erosion in the swale and receiving stream channel, degradation of the buffer and wetland, and increased sediment loads in the tributary and the streams. The Township should ensure that the downgradient riparian zone, wetland and headwater stream will not be adversely affected by either increased runoff or erosion from any concentrated flow from the outfall located in riparian buffer zone 2, the runoff from the emergency spillway, or runoff from the regraded area on the east side of the site. ADMINISTRATIVE ISSUES: 12. We acknowledge the offer of dedication of additional right-of-way on both Newark and Starr Roads. 13. 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.

51 Page: 5 Re: Preliminary Land Development - DE Storage Avondale # New Garden Township - LD 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. Sincerely, Glenn Bentley Senior Review Planner cc: Investor s Realty Attn: David Gilgenast DL Howell & Associates, Inc. Matthew Miele, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District

52 September 18, 2018 David Boelker, Director of Planning and Code Enforcement Phoenixville Borough 351 Bridge Street 2nd Floor Phoenixville, PA Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD Dear Mr. Boelker: A final subdivision/land development plan entitled "French Creek West", prepared by T & M Associates, and dated August 9, 2018, was received by this office on August 23, 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 subdivision and land development for your consideration. PROJECT SUMMARY: Location: north side of French Creek, west of North Main Street Site Acreage: Lots/Units: 8 lots Proposed Land Use: Townhouse, Apartment New Parking Spaces: 1,573 Municipal Land Use Plan Designation: Mixed Use UPI#: , , , , , , , , E, PROPOSAL: The applicant proposes the reconfiguration of the existing 10 lots into 8 lots. The phased (5 phases) land development proposal involves the construction of 310 townhouses and 240 apartments units in five 4- story buildings, 7,000 linear feet of new road and 1,573 parking spaces sited on a acre tract. The site is located on the north side of French Creek on the site of the former Phoenixville Steel mill. The project site, which will be served by public water and sewer, is located in the MG-Mixed Use Growth zoning district. ccplanning@chesco.org website:

53 Page: 2 Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed; particularly the floodplain adjustment issues discussed in comments #6 and #7, and all Borough issues should be resolved before action is taken on this subdivision/land development plan. BACKGROUND: 1. The Chester County Planning Commission has previously reviewed a preliminary subdivision and land development proposal for this site. That review, CCPC# SD & LD , dated April 13, 2018, addressed the creation of 8 lots from 10 parent parcels as the subdivision component of the submission. The phased (5 phases) land development proposal involved the construction of 311 townhouses and 240 apartments units in five 4-story buildings, 7,000 linear feet of new road and 371 on-street parking spaces sited on a acre tract. COUNTY POLICY: LANDSCAPES: 2. The project site is located within the Urban Landscape and Natural Landscape Overlay designations of Landscapes2, the 2009 County Comprehensive Plan. 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. 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 subdivision/land development is consistent with the objectives of the Urban Landscape and may be consistent with the Natural Landscape, if the floodplain concerns are addressed. The Future Land Use Map in the Phoenixville Regional Comprehensive Plan designates the site as Mixed Use (7-12 DU/AC; 20% site coverage). The Phoenixville Region has issued a detailed review of the proposed development, which addresses consistency with the regional plan. WATERSHEDS: 3. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the Lower subbasin of the French Creek watershed. Watersheds highest priority land use objectives within this watershed are: implementation of comprehensive stormwater management, protection of water quality from nonpoint source pollutants, and protection of vegetated riparian corridors. Watersheds can be accessed at OVERALL DESIGN: 4. The applicant s overall concept for development of a higher density residential community that features infill and redevelopment of a former industrial site is appropriate and consistent with the guidelines for the Urban Landscapes of the County s Comprehensive Plan, Landscapes2, as well as the Phoenixville Regional Comprehensive Plan. We commend the applicant for their efforts to address a wide variety of challenging site conditions. We acknowledge that the applicant has addressed some of the concerns outlined in our previous review.

54 Page: 3 Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD The Borough should verify that this plan meets the intent of the mixed use zoning requirement. We suggest that because of the site s separation from the Borough s commercial uses, the applicant should consider incorporating community level commercial uses in the design such as a coffee shop, dry cleaner or daycare center. PRIMARY ISSUES: Floodplain: 6. We understand that the Borough has submitted a Conditional Letter of Map Revision (CLOMR) to the Federal Emergency Management Agency (FEMA). The effect of receiving a CLOMR letter is that it comments on whether a proposed project, if built, would justify a map revision and then, if appropriate, modify the existing regulatory floodway and the effective Base Flood Elevations (BFEs) of the Special Flood Hazard Area (SFHA). Receiving a CLOMR letter is critical to the future of this submission. The Chester County Planning Commission does not generally endorse development within designated floodplains, although we understand this is a unique urban redevelopment opportunity.

55 Page: 4 Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD Detail of sheet #10 of the plan 7. As noted in our previous review, even with a successful CLOMR, and the development constructed outside of the FEMA regulated 100-year floodplain, this site will be vulnerable to flood events with levels above the 100-year base flood elevations. The flooding issues are complicated by backwater flooding from the Schuylkill River. FEMA regulatory floodplain delineations represent the best-available engineered approximation of flood risk; however natural flood events can deviate from the mapped elevations. Given the density of this development and its proximity to a major flooding source, additional precautions should be considered, such as: a. Elevating the primary roadways, as well as the bridges and bridge approaches above the 100 year base flood elevations so that residents and emergency responders are more likely able to safely enter and exit the site during significant flood conditions. Flooding of low lying road segments and bridge approaches should be avoided to the maximum extent possible. b. The Borough should prepare an emergency plan including, consideration of how the residents will routinely be made aware of the flood risks and how they should prepare in advance for a major storm event. c. Residents may be unaware that flooding has impacted sections of their exit route if there is no flooding in the vicinity of their home. The Borough should consider the need for some sort of emergency alert communication system or rapid communication strategy for the residents during large storm events to inform them of local flooding conditions that may impact their travel or safety.

56 Page: 5 Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD Transportation and Access: 8. To provide sufficient access to 550 new dwelling units, we recommend that the Borough and the applicant consider creating a third road access to the site. A central location for this access to connect to Bridge Street would be just west of the Borough Building. 9. While we endorse the use of alleys for new residential development in the Urban Landscape, the proposed internal circulation pattern creates 7 dead end alleys. These dead ends create access issues for emergency service vehicles, related to 911 response and U-turns and for snow removal and trash service. Other design issues include: a. the five-way intersection at the north central portion of the site (adjacent to townhouses #72 and #163), b. the lack of a connection to the main boulevard between townhouses 258/257 & 201 and #233 & #234, and c. one-way roads, which do not indicate the direction of traffic flow. 10. The Borough Emergency Service providers should review the plan to provide comments related to accessibility for emergency service vehicles and other related issues. 11. Due to the magnitude of this project, we recommend that a Traffic Impact study be conducted to assess the design and identify issues related to adequacy of access, safety, congestion and parking. Pedestrian and Trail Connections: 12. The Borough and the applicant should consider how multi-modal transportation, including but not limited to potential future public transit and pedestrian and bicycle amenities, could be incorporated into the residential areas of the development. We acknowledge the addition of bike racks and trail enhancement areas adjacent to the Schuylkill River Trail at several locations. The Borough and the applicant should discuss providing pedestrian and bicycle links to the Townhomes at French Creek Community, located north of the site, to permit those residents easier access the Schuylkill River Trail. 13. This site is located at the juncture of three existing and planned multiuse trails of regional importance: the Schuylkill River Trail, the Devault Trail, and the French Creek Trail. The Schuylkill River Trail traverses the western and southern borders of the site. This trail is a community and regional treasure and should be incorporated more prominently into the site design. The French Creek Trail (planned for the south bank of the French Creek) and Devault trail will converge with the Schuylkill River Trail at the proposed Paradise St. Bridge. The applicant should consider and provide space for a future multiuse path that connects the elevated rail corridor of the Devault trail with the new Paradise St. Bridge via the Schuylkill River Trail. Furthermore, we recommend the Borough seek a trail easement for this planned connection. Effective trail planning for this site will be essential to creating these connections for the future trail network in the Phoenixville Region and making this an amenity for the proposed development. 14. Bridges to be constructed across the French Creek should be designed to accommodate both pedestrian and bicycle traffic. The Paradise Street Bridge will serve as the critical link between three regionally important trails. Therefore, bridge design should feature separated pedestrian and bicycle facilities, such as either a multiuse side path adjacent to vehicular traffic or a sidewalk and bike lane in addition to vehicular travel lanes. Refer to the Bicycle and Pedestrian Design Guidelines in the Multi-Modal Handbook.

57 Page: 6 Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD The development does not include any active recreation facilities other than the existing trail. The Borough and the applicant may want to consider including work out stations that could be sited adjacent to the Schuylkill River Trail at appropriate intervals. 16. The existing right-of-way fence along the Schuylkill River Trail should be repaired and/or replaced to improve safety for trail users and the appearance of trail infrastructure. Site Remediation: 17. The applicant should demonstrate that any site contamination generated by the previous use has been remediated and/or that the condition of the site meets all state mandated brownfield redevelopment criteria and local and federal requirements. We acknowledge the content of note 3.G of the General Demolition notes. Stormwater Management: 18. We understand that this site is a Brownfield; however, information was not provided indicating what the current site conditions are and what limitations they create for infiltration. Because a waiver is being requested from the infiltration requirements and a portion of the water quality requirements, it would appear that there are infiltration limitations. We also assume that this site is being designed using the redevelopment standards of the Borough s stormwater ordinance, reducing the volume reduction requirement. In consideration of these limitations and assumptions, addressing stormwater volume and pollutant reduction to meet the applicable ordinance requirements, and to provide as much protection to French Creek as reasonably possible, the design could benefit from minor adjustments to the plan. The applicant should consider: a. Replacing small areas of impervious cover with porous materials; for example, using porous materials for walkways crossing the main open space areas and light parking areas (where not overlying subsurface storage facilities). b. Identifying any, if even small, areas on the site where subsurface conditions can accommodate infiltration and utilize infiltration BMPs to the extent reasonably possible. c. Utilizing the medians in the boulevard as a potential stormwater bioretention features that can further improve water quality. 19. The Borough should verify that the proposed stormwater management plan is consistent with all ordinance requirements. It appears that a limited amount of stormwater detention is proposed and some catch basins flow directly to the French Creek. Sheet #2 of the plan indicates that the applicant is requesting waivers from the Borough s Floodplain and Stormwater Management provisions. Because this is a Brownfield site, the design of the stormwater management systems should include consideration of the presence of any soil contamination. 20. Subsurface detention features provide maximum use of the surface for development, although they present additional challenges for long-term operation and maintenance. The design should include:

58 Page: 7 Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD a. Sufficient access for inspection of the facilities and sufficient information for the entity responsible for operation and maintenance to ensure proper upkeep. b. Sufficient storage facilities to contain 100% of runoff volume generated from the site when the flood flap gates are closed due to riverine flooding. 21. Features in the drainage plan located along the stream corridor are vulnerable to frequent and potentially severe riverine flooding. The design should ensure that these features are constructed to be resilient to flood flows and flood debris. In this flood prone area, the need and frequency of and maintenance or repair of these features due to flood scour and debris could be greater than anticipated. The Operation and Maintenance Plan (O & M Plan) should emphasize the need for maintaining the features to withstand flood flows and immediate inspection and cleanout of debris from French Creek riverine flooding as well as from stormwater flows discharged through these features. Additional items to address in the O&M Plan include: a. All outfalls and their energy dissipaters should be inspected for debris and scour after each major storm event and maintained in design condition so that they continue to function as designed during subsequent flood and stormwater events. b. The flood flap gates must pass the expected lowest flow and velocity of drainage from the conveyance system to avoid unintended in-pipe storage and stagnant water. 22. The proposed O&M Plan should be reviewed to ensure that all inspection, operation and maintenance is clearly described, scheduled and conducted for all BMPs, subsurface storage, hydrodynamic devices, conveyance, bioretention basins (and their inlet/outlet/spillway components), flood flap gates, and other features of the stormwater system to provide for efficient long term operation by the responsible entity. 23. The Erosion and Sedimentation (E&S) specifications, particularly those located along the stream corridor, are designed to sustain flood flows to the extent possible since construction will occur in or adjacent to flood-prone areas. Consider requiring that construction debris dislodged during a storm event be retrieved by the contractor to minimize debris accumulations in and along French Creek. 24. The plan proposes an extensive network of sidewalks and roadways with the runoff from some of these areas being directly discharged to French Creek. Consideration should be given to establishing a material storage and pre-treatment and deicing plan for the site that minimizes the volume of de-icing chemicals and pollutants that may run off the roads and walkways into French Creek. ADMINISTRATIVE ISSUES: 25. The County Planning Commission and Water Resources Authority would like to be apprised of the progress of the CLOMR submission and forwarded a copy of the CLOMR letter when it is issued. 26. 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.

59 Page: 8 Re: Final Subdivision - French Creek West # Phoenixville Borough - SD & LD 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. 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. Sincerely, Glenn Bentley Senior Review Planner cc: Phoenix French Creek Manor, LLC French Creek TH, LP, Attn: Christy Flynn T&M Associates Chester Water Resources Authority Chester County Conservation District FEMA, MaryAnn Tierney, Regional Administrator for FEMA Region III

60 September 24, 2018 David Boelker, Director of Planning and Code Enforcement Phoenixville Borough 351 Bridge Street, 2nd Floor Phoenixville, PA Re: Preliminary/Final Subdivision and Land Development - Tague Lumber # Phoenixville Borough - SD /LD Dear Mr. Boelker: A preliminary/final subdivision and land development plan entitled "Tague Lumber", prepared by Bereck and Smith Engineering, Inc., and dated December 15, 2017, and last revised on August 21, 2018, was received by this office on August 30, 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 subdivision/land development for your consideration. PROJECT SUMMARY: Location: west of Bridge Street, south of Paradise Street Site Acreage: 9.03 Lots/Units: 7 lots Non-Res. Square Footage: 4,100 sq. ft. lumber shed addition Proposed Land Use: Retail Expansion of existing lumber yard Municipal Land Use Plan Designation: High Density Residential UPI#: , , , , , , PROPOSAL: The applicant proposes the consolidation of its existing lots and two portions of abandoned railroad rights-of-way to revert to Tague ownership, which are to be included in the consolidation. The proposed land development includes a 4,100 sq. ft. lumber shed addition and the construction of three lumber racks as well as stormwater improvements. The project site, which is served by public water and sewer service, is located in the TC - Town Center and the MG - Mixed Use Growth zoning districts. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Borough issues should be resolved before action is taken on this subdivision/land development plan. ccplanning@chesco.org website:

61 Page: 2 Re: Preliminary/Final Subdivision - Tague Lumber # Phoenixville Borough - SD BACKGROUND: 1. The Chester County Planning Commission has previously reviewed two land development proposals for this site. Those reviews, CCPC# 11349, dated June 12, 2003 and CCPC# , dated December 11, 2006, addressed lumber yard building additions and other improvements. COUNTY POLICY: LANDSCAPES: 2. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. 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 proposed land development is consistent with the objectives of the Urban Landscape. The site is designated High Density Residential on the Future Land Use map in the Phoenixville Regional Comprehensive Plan of WATERSHEDS: 3. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the French Creek watershed. Watersheds highest priority land use objectives within this watershed are: implementation of comprehensive stormwater management, protection of water quality from nonpoint source pollutants, and protection of vegetated riparian corridors. Watersheds can be accessed at PRIMARY ISSUES:

62 Page: 3 Re: Preliminary/Final Subdivision - Tague Lumber # Phoenixville Borough - SD The site contains land within the 100 year floodplain. We note that the County Planning Commission does not support development in the floodplain, and 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. The applicant should contact both of these agencies to determine if future development activity will require a permit. The Borough should request documentation of these contacts or permit(s) before approving the plan. We acknowledge that the existing conditions at this site would be the functional equivalent of impervious coverage, so that the proposed structures will not increase the degree of impervious coverage. The Borough and the applicant should discuss what measures can be implemented to ameliorate stormwater impacts on the French Creek. We suggest that measures to prevent fine particles from entering the stormwater flows and adding to siltation of French Creek could be possible to integrate into the stormwater facilities. Details of the operation and management of these facilities, including scheduled maintenance, should be incorporated into the plan Detail of sheet #3 of the plan 5. The applicant and the Borough should discuss the need to accommodate the French Creek Trail that is proposed to follow the south side of the creek in this vicinity. 6. The applicant is requesting eight waivers from the provisions of the Borough Subdivision and Land Development Ordinance and two waivers from the Borough Floodplain Ordinance. Waiver requests should only be granted 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.

63 Page: 4 Re: Preliminary/Final Subdivision - Tague Lumber # Phoenixville Borough - SD ADMINISTRATIVE ISSUES: 7. 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. 8. 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. 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. Sincerely, Glenn Bentley Senior Review Planner cc: Tague Family Limited Partnership II Bercek and Smith Engineering, Inc. Attn: Thomas F. Smith, P.E. Chester County Conservation District

64 September 17, 2018 Matt Baumann, Assistant Manager Tredyffrin Township 1100 DuPortail Road Berwyn, PA Re: Final Subdivision - Wallence/Vegso # Tredyffrin Township SD Dear Mr. Baumann: A Final Subdivision Plan entitled "Wallence/Vegso", prepared by Site Engineering Concepts, LLC, and dated June 21, 2018, and last revised on August 20, 2018, was received by this office on September 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. We offer the following comments on the proposed subdivision for your consideration. PROJECT SUMMARY: Location: between Howells Road and Green Lane, south of the Tredyffrin Township/Charlestown Township municipal border Site Acreage: 1.60 Lots/Units: 2 Single Family Residential Lots Municipal Land Use Plan Designation: Residential-Low Density UPI#: , PROPOSAL: The applicant proposes to revise the location of the lot line between two single family residence lots. There is an existing residence on each lot, and no development activity is proposed as part of the current plan submission. The project site is located in the R-2 Residential zoning district. We note that the proposed lot line change will create two more uniformly shaped lots, and address the minimum lot width nonconformity of UPI# on Howells Road. RECOMMENDATION: The County Planning Commission has no planning issues with this subdivision application. All Tredyffrin Township issues should be resolved before action is taken on this subdivision plan. 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. ccplanning@chesco.org website:

65 Page: 2 Re: Final Subdivision - Wallence/Vegso # Tredyffrin Township SD Site Plan Detail, Final Subdivision - Wallence/Vegso

66 Page: 3 Re: Final Subdivision - Wallence/Vegso # Tredyffrin Township SD 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. Sincerely, Paul Farkas Senior Review Planner cc: Joseph & Emma Vegso Lamb McErlane PC Site Engineering Concepts, LLC

67 September 10, 2018 David Leh, PE, Township Engineer Upper Uwchlan Township 184 West Main Street, Suite 300 Trappe, PA Re: Amended Final Subdivision & Amended Final Plans Parcel 5-C - The Village at Byers Station # SD Upper Uwchlan Township Dear Mr. Leh: An amended final land development plan entitled "Byers Station Subdivision & Amended Final PRD Plans Parcel 5-C - The Village at Byers Station ", prepared by Bohler Engineering, dated May 20, 2016 and last revised on August 9, 2018, was received by this office on August 20, 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 subdivision for your consideration. PROJECT SUMMARY: Location: East of Pottstown Pike (State Route 100), west of Graphite Road, north of Station Boulevard Site Acreage: acres Proposed Land Use: Residential Municipal Land Use Plan Designation: Village UPI#: PROPOSAL: The applicant proposes to revise the lot lines involving 121 townhouse units to be concurrent with the footprints of the individual dwellings. The site, which will be served by public water and public sewer facilities, is located in the Upper Uwchlan Township PRD Planned Residential Development Overlay zoning district. No additional lots are proposed. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Township issues should be resolved before action is taken on this subdivision plan. ccplanning@chesco.org website:

68 Page: 2 Re: Amended Final Subdivision & Amended Final Plans Parcel 5-C - The Village at Byers Station # SD Upper Uwchlan Township BACKGROUND: 1. The Chester County Planning Commission has previously reviewed a land development for a portion of the applicant s site. That review, CCPC# LD , dated June 16, 2016, addressed the construction of 121 residential units and 363 parking spaces. The proposed land development was approved by the Township on May 15, COUNTY POLICY: LANDSCAPES: 2. The site 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 subdivision plan is consistent with the objectives of the Suburban Center Landscape.

69 Page: 3 Re: Amended Final Subdivision & Amended Final Plans Parcel 5-C - The Village at Byers Station # SD Upper Uwchlan Township Detail of Parcel 5-C - The Village at Byers Final Amended Station Subdivision Plan PRIMARY ISSUE: 3. The applicant indicated in a letter dated August 13, 2018 to Township Manager Cary Vargo, that the intent of the subdivision is to make the lot lines concurrent with the footprints of the individual dwellings, in order to improve the ability of the homeowners to construct reasonably sized decks on their units. This seems to imply that the decks will be constructed outside the resultant lot lines of the individual units, presumably in the areas of common open space. The Township should ensure that this proposed arrangement will not reduce the required open space areas on the tract. (The Site Design Requirements Table on Sheet 3 does not appear to show this information for the residential component of this development.) It may also be beneficial for the applicant to show conceptual footprint areas of potential decks, to ensure that such future decks will not result in excessive loss of privacy for the home owners or significant encroachment into the open space. ADMINISTRATIVE ISSUE: 4. 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

70 Page: 4 Re: Amended Final Subdivision & Amended Final Plans Parcel 5-C - The Village at Byers Station # SD Upper Uwchlan 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 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 you to discuss this and other matters in more detail. Sincerely, Wes Bruckno, AICP Senior Review Planner cc: Bohler Engineering Executive Land holdings, L.P. Byers Commercial L.P.

71 September 4, 2018 Kim Milane-Sauro, Assistant Township Manager West Caln Township 721 West Kings Highway, PO Box 175 Wagontown, PA Re: Preliminary/Final Subdivision South Bonsall Road # West Caln Township - SD Dear Ms. Milane-Sauro: A preliminary/final subdivision plan entitled " South Bonsall Road, prepared by Land Grant Surveyors, LLC and dated July 27, 2018, was received by this office on August 16, 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 subdivision for your consideration. PROJECT SUMMARY: Location: West side of South Bonsall Road, south of East Mattson Hollow Road Site Acreage: 1.39 acres Lots: 2 lots Proposed Land Use: Single Family Residential Municipal Land Use Plan Designation: Rural Residential UPI#: , PROPOSAL: The applicant proposes to adjust the lot lines separating two lots. The site, which is served by on-site water and sewer facilities, is located in the West Caln Township Rural Residential zoning district. The site contains two dwellings that will remain and which will continue to use an existing common driveway. No additional development is proposed by this subdivision. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Township issues should be resolved before action is taken on this subdivision plan. ccplanning@chesco.org website:

72 Page: 2 Re: Preliminary/Final Subdivision South Bonsall Road # West Caln Township - SD COUNTY POLICY: LANDSCAPES: 1. The 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. PRIMARY ISSUES: 2. A sanitary sewer easement is shown on proposed Lot 2, presumably to serve Lot 3 as well as Lot 2. The terms of this easement should be included into the deeds of each lot. 3. Due to the relatively-small sizes of the lots, we suggest that a replacement septic disposal drainfield location be shown for each lot. As an alternative, a potential location for a replacement drainfield could be considered for Lot 3, which could also serve Lot 2 by the use of an easement. ADMINISTRATIVE ISSUE: 4. 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.

73 Page: 3 Re: Preliminary/Final Subdivision South Bonsall Road # West Caln Township - SD Detail of South Bonsall Road Preliminary/Final Subdivision 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 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. Sincerely, Wes Bruckno, AICP Senior Review Planner cc: Land Grant Surveyors, LLC Estate of Donald and Margaret Arasin Richard G. Saylor Chester County Health Department

74 September 25, 2018 Kevin Gore, Director of Building, Housing & Codes Enforcement West Chester Borough 401 East Gay Street West Chester, PA Re: Preliminary/Final Subdivision - 7 N. Church Street, LLC # West Chester Borough SD Dear Mr. Gore: A Preliminary/Final Subdivision Plan entitled "7 N. Church Street, LLC", prepared by James W. MacCombie P.E., and dated August 24, 2018, was received by this office on September 5, 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 subdivision for your consideration. PROJECT SUMMARY: Location: the east side of North Church Street, north of West Market Street Site Acreage: 0.05 Lots/Units: 1 Proposed Lot Municipal Land Use Plan Designation: Town Center UPI#: , PROPOSAL: The applicant proposes the consolidation of two existing parcels totaling 0.05 acres into one parcel. No development activity is proposed as part of the current plan submission. The project site is located in the TC Town Center (Block Class B) zoning district. RECOMMENDATION: The County Planning Commission recommends that the administrative issues raised in this letter should be addressed, and all West Chester Borough issues should be resolved before action is taken on this subdivision plan. ccplanning@chesco.org website:

75 Page: 2 Re: Preliminary/Final Subdivision - 7 N. Church Street, LLC # West Chester Borough SD Site Plan Detail, Preliminary/Final Subdivision - 7 N. Church Street, LLC

76 Page: 3 Re: Preliminary/Final Subdivision - 7 N. Church Street, LLC # West Chester Borough SD ADMINISTRATIVE ISSUES: 1. While the Act 247 County Referral Form indicates that the site is served by public water and public sewer, Plan Note 3 states that the site is served by on-site water and on-site sewer. This should be clarified by the applicant. 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. 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 Chester 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. Sincerely, Paul Farkas Senior Review Planner cc: Alfredo Giannaccari Mercato Ristorante & Bar James W. MacCombie, P.E. 7 N. Church Street, LLC

77 September 21, 2018 Charlie Humphreys, Chairman West Pikeland Township Board of Supervisors 1645 Art School Road Chester Springs, PA Re: Final Subdivision - West Pikeland Township # West Pikeland Township - SD Dear Mr. Humphreys: A final subdivision plan entitled "West Pikeland Township", prepared by Regester Associates Inc. and dated August 23, 2018, was received by this office on August 31, 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 subdivision for your consideration. PROJECT SUMMARY: Location: Southwest side of Horseshoe Trail Road, west of Kimberton Road (State Route 113) and east of Chantilly Lane Site Acreage: acres Lots: 2 lots (no additional lots are proposed) Proposed Land Use: Single Family Residential, Open Space Conservation Municipal Land Use Plan Designation: Rural Conservation UPI#: , PROPOSAL: The applicant proposes the adjustment of the lot line separating two lots. The site, which is served by onsite water and on-site sewer facilities, is located in the West Pikeland Township RD Residential Development and RC Residential Conservation zoning districts. The site contains one dwelling and no additional development is proposed; the intent of the subdivision is to enlarge the lot containing the dwelling (Lot 1). RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Township issues should be resolved before action is taken on this subdivision plan. ccplanning@chesco.org website:

78 Page: 2 Re: Final Subdivision - West Pikeland Township # West Pikeland Township - SD COUNTY POLICY: LANDSCAPES: 1. The 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. PRIMARY ISSUES: 2. The plan shows three septic tanks on Lot 1 but not the on-lot sewage disposal area for this lot. We suggest that the on-lot sewage disposal area be shown, as well as a potential replacement area that can be used in the event that the existing on-lot sewage disposal area fails. The water well on Lot 1 should also be shown. 3. The County Planning Commission s Multimodal Circulation Handbook (2016 Update), which is available online at classifies Kimberton Road (State Route 113) as a minor arterial. The Handbook (page 183) recommends a 100 foot-wide right-of-way for minor arterial roads to accommodate future road and infrastructure improvements. We recommend that the applicant and the Township contact PennDOT to determine the appropriate right-of-way to be reserved for this section of Kimberton Road. We suggest that this area be identified as a dedicated right-of-way, and be offered for dedication to PennDOT.

79 Page: 3 Re: Final Subdivision - West Pikeland Township # West Pikeland Township - SD Detail of West Pikeland Township Final Subdivision Plan

80 Page: 4 Re: Final Subdivision - West Pikeland Township # West Pikeland Township - SD A note on the plan shows a proposed 20-foot wide access easement maintaining wetland mitigation area. This appears to include a small triangle-shaped area on Lot 1 (see below). The applicant may wish to show this area more clearly and include dimensions and bearings, and clarify that this area must be maintained to permit access. ADMINISTRATIVE ISSUE: Detail of Access Easement- West Pikeland Township Final Subdivision Plan 5. 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. 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 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. Sincerely, Wes Bruckno, AICP Senior Review Planner cc: Regester Associates Inc. David and Mary Schaeffer Chester County Health Department Matthew Miele, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT

81 September 13, 2018 David R. Burman, Manager Willistown Township 688 Sugartown Road Malvern, PA Re: Preliminary Subdivision and Land Development W. Chester Pike, L.P. # Willistown Township SD and LD Dear Mr. Burman: A Preliminary Subdivision and Land Development Plan entitled "1720 W. Chester Pike, L.P.", prepared by Bursich Associates, Inc., and dated August 9, 2018, was received by this office on August 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. We offer the following comments on the proposed subdivision and land development for your consideration. PROJECT SUMMARY: Location: the south side of West Chester Pike (Route 3), west of Dutton Mill Road Site Acreage: Proposed Land Use: 39 Townhouse Units on a proposed acre parcel New Parking Spaces: 24 Municipal Land Use Plan Designation: Office/Campus UPI#: , E, , , PROPOSAL: The applicant proposes the consolidation of four existing parcels and a 1.36 acre portion of a fifth parcel (UPI# ) into a acre parcel, along with the construction of 39 townhouse units, 1,404 linear feet of private roadway, 24 off-street parking spaces, and the creation of 3.62 acres of private open space, on the proposed acre parcel. The project site, which will be served by public water and public sewer, is located in the RA-1 Residence zoning district. The existing buildings on UPI# , E, and will be removed. RECOMMENDATION: The County Planning Commission recommends that the issues raised in this letter should be addressed and all Willistown Township issues should be resolved before action is taken on this subdivision and land development plan. ccplanning@chesco.org website:

82 Page: 2 Re: Preliminary Subdivision and Land Development W. Chester Pike, L.P. # Willistown Township SD and LD Site Plan Detail, Sheet 2 (Proposed Subdivision): 1720 W. Chester Pike, L.P.

83 Page: 3 Re: Preliminary Subdivision and Land Development W. Chester Pike, L.P. # Willistown Township SD and LD COUNTY POLICY: LANDSCAPES: Site Plan Detail, Sheet 6 (Proposed Land Development): 1720 W. Chester Pike, L.P. 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 subdivision and land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the Ridley Creek watershed. Watersheds highest priority land use objectives within this watershed are: reduce stormwater runoff, protect vegetated riparian corridors, and protect/enhance water-based recreation, cultural, historic resources and public access. Watersheds can be accessed at

84 Page: 4 Re: Preliminary Subdivision and Land Development W. Chester Pike, L.P. # Willistown Township SD and LD PRIMARY ISSUES: Conditional Use Decision: 3. The notes on Sheet 5 of the plan indicate that, on December 19, 2016, the Township Board of Supervisors granted conditional use approval for this project, with 10 conditions of approval. We note that the conditions of approval include the following: Condition #5: The area of the Worington Commons property conveyed to the applicant (the 1.36 acre portion of a UPI# ) shall be preserved as open space and rehabilitated including removing and/or treating all invasive plant species, to create a visually attractive wooded area to be maintained as open space and for passive recreational uses; and Condition #6: The applicant shall be required to provide the Township with a Traffic Impact Study. We acknowledge that a copy of the Traffic Impact Study, prepared by Traffic Planning and Design, Inc., and dated August 9, 2017, was included with the plan submission to the County Planning Commission. Prior to granting final plan approval, the Township should verify that all applicable conditions of approval are incorporated into the final plan. We note the Traffic Impact Study has made the following recommendations in relation to the design of the proposed driveway entrance on Route 3: Provide adequate ingress/egress radii to facilitate access to/from the site. Specifically, the eastbound ingress radii should be maximized for right-turn ingress; Provide a stop sign on the north bound egress approach of the driveway; and Provide ADA compliant ramps in conjunction with the proposed trail located within the proposed driveway, but outside of the legal right-of-way for Route 3. Access and Circulation: 4. The site plan depicts the location of a five foot wide walking trail within the proposed open space, along with a crosswalk within the main driveway entrance. We acknowledge that a Macadam Paved Trail detail is provided on Sheet 20, and we also acknowledge that the proposed trail will extend to the adjoining Worington Commons development to the west. We recommend that all trail corridor location and design details be incorporated into the final plan, and we also recommend that any trails be constructed prior to the Township issuing any building occupancy permits for this development. 5. We recommend that sidewalks be provided for all proposed units, which should provide direct access to the proposed trail network. Sidewalks are an essential design element for new construction in the Suburban Landscape.

85 Page: 5 Re: Preliminary Subdivision and Land Development W. Chester Pike, L.P. # Willistown Township SD and LD While we acknowledge that an emergency access connection is being provided, we note that this connection is located approximately 280 feet to the east of the main entrance on Route 3, and that this section of Route 3 is limited to eastbound traffic only. We suggest that the applicant and Township investigate the feasibility of providing an emergency access connection from an adjoining parcel, particularly the adjoining Worington Commons development to the west. Additional information on emergency access is available online at: 7. The site plan depicts an existing 120 foot wide right-of-way for this section of Route 3. The County Planning Commission s Multimodal Circulation Handbook (2016 Update), which is available online at classifies Route 3 as a major arterial road. The Handbook (page 183) recommends a 150 foot-wide right-of-way for major arterial roads in suburban areas to accommodate future road and infrastructure improvements. We recommend that the applicant and the Township contact PennDOT to determine the appropriate right-of-way to be reserved for this section of Route 3. Natural Features Protection: 8. The project is located in an area designated by the PaDEP as a Special Protection Watershed. Chester County s High Quality and Exceptional Value Watersheds are especially sensitive to degradation and pollution that could result from development. Therefore, stricter DEP or municipal limitations to wastewater and stormwater discharges may apply in this watershed. A map of Special Protection Watersheds in Chester County, PA may be viewed here: 9. The site contains areas of hydric (wet) soils (GdB and GdD Gladstone) 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. If construction occurs on this site, 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. Transmission Pipelines: 10. The site plan depicts the location of a 75 foot wide utility easement in the northeast corner of the project site which contains three transmission pipelines. The Chester County Pipeline Information Center mapping application indicates that these pipelines are: a Sunoco Pipeline (Energy Transfer) hazardous liquids pipeline; an Enbridge natural gas pipeline; and a Laurel Pipeline Company/Buckeye Partners hazardous liquids pipeline. The applicant should contact the pipeline operators to ensure that the application does not result in any encroachments into the pipeline right-of-way. It is recommended that the plan include the field survey location of the pipeline, the size, material and depth (if known), and the type of product typically being transported through the pipeline. Pipeline operator contact information is located on the pipeline markers within the easement and can also be found at the Chester County Pipeline Information Center Pipeline Operators page:

86 Page: 6 Re: Preliminary Subdivision and Land Development W. Chester Pike, L.P. # Willistown Township SD and LD Stormwater Management: 11. Land disturbance and land development activities that occur within Chester County must comply with the County-wide Act 167 Stormwater Management Plan for Chester County, PA (July 2013) and the associated Act 167 stormwater management ordinance standards adopted by each municipality. 12. According to the Waiver Request table on Sheet 1, the applicant is requesting a waiver from the permanent stormwater management design parameters in Section G of the Township Code. Waiver requests should only be granted 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. ADMINISTRATIVE ISSUES: 13. General Notes 15 and 16 on Sheet 5 indicate that a Homeowners Association will be responsible for the proposed common facilities/areas. Ownership, maintenance, use provisions, restrictions, and liability responsibilities associated with any common held amenities should be written into the Homeowners' Association (HOA) document. The HOA document should include provisions which allow the Township to: intervene and maintain common owned facilities; determine the schedule for Association formation; timing for construction of common facilities; and determine the schedule for transfer of ownership from developer to the HOA of common facilities. The HOA document should be submitted as part of the application to the municipality to be reviewed by an attorney versed in homeowners' association documents to evaluate the document for its completeness and compliance. 14. The site plan depicts the location of several retaining walls. 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 retaining walls and slope stabilization. 15. The applicant should demonstrate how snow disposal (i.e. snow storage) will be handled for this development. Consideration should be provided for a designated snow disposal area(s) on the project site. Central off-street parking areas should not be utilized for snow storage. 16. The site plan depicts the location of a 20 foot wide sanitary easement along the western portion of the project site. The details of this easement should be incorporated into the deed of the proposed lot. 17. 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. 18. 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 508(6) of the Municipalities Planning Code.

87 Page: 7 Re: Preliminary Subdivision and Land Development W. Chester Pike, L.P. # Willistown Township SD and LD 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. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Willistown 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. Sincerely, Paul Farkas Senior Review Planner cc: Rouse Chamberlin LTD Bursich Associates, Inc W. Chester Pike, L.P. Matthew Miele, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District

88 Proposed Plan and Ordinance Reviews

89 ORDINANCE PROPOSALS 9/1/2018 to 9/30/2018 The staff reviewed proposals for: Conditional Use Applications Official Maps Subdivision and Land Development Ordinance (SLDO) Amendments Zoning Ordinance Amendments TOTAL REVIEWS Total MUNICIPALITY FILE NO. REVIEW DATE TOPIC LANDSCAPES2 CONSISTENCY Caln Township ZA /4/2018 Proposed - Zoning Ordinance Amendment Consistent The Township proposes to allow a massage business in the TV -1 Thorndale Village, the C-1 Highway Commercial, and the C-2 Regional Commercial Districts by conditional use. Definitions of massage, massage business, massage therapist, massage therapy, commercial use, and personal service establishment are added or amended. East Brandywine Township SA /11/2018 Proposed - SLDO Amendment Consistent misc amendments East Brandywine Township ZA /11/2018 Proposed - Zoning Ordinance Amendment Consistent Various amendments to Zoning (Home Occupations, Historic Resources, Buffering and Screening, Access and Traffic, Lighting, Accessory Dwellings, Woodland and Logging, Age Qualified Community) East Fallowfield Township OM /26/2018 Proposed - Official Map Consistent official map and ordinance September 27, 2018 Page 1 of 2

90 MUNICIPALITY FILE NO. REVIEW DATE TOPIC LANDSCAPES2 CONSISTENCY East Goshen Township ZA /26/2018 Proposed - Zoning Ordinance Amendment Consistent The proposed revisions to the Township Zoning Ordinance include deleting Section A in its entirety, to be replaced by the proposed language in Section 5 of the draft Ordinance, Keeping of Animals, Fowl, Household Pets and Domesticated Chickens. The proposed ordinance language includes the addition of Section A.(5), pertaining to the keeping of domesticated chickens as a noncommercial accessory use to a single family detached dwelling in any zoning district with a minimum lot area of one (1) acre. Kennett Township ZA /17/2018 Proposed - Zoning Ordinance Amendment Consistent Adding Residential Redevelopment: definition, as a use permitted by right in the R-4 and area and bulk provisions. Lower Oxford Township CU /4/2018 Proposed - Conditional Use Consistent Establishing a 10,000 sq. ft. Hardware Store and Chainsaw Repair Shop as an Family Farm Related Business or School. Lower Oxford Township ZA /25/2018 Proposed - Zoning Ordinance Amendment Not Relevant C-3 Limited Commercial District and Family Farm Related Business or School provisions. Upper Oxford Township ZA /10/2018 Proposed - Zoning Ordinance Amendment Consistent Communications Towers, Antennae and the C -3 Communications Overlay District. West Goshen Township ZA /26/2018 Proposed - Zoning Ordinance Amendment Not Relevant The Township proposes to add the sale of consumer fireworks to the list of uses permitted by conditional use in the Multipurpose District, subject to the proposed criteria in Section Definitions for the following terms will also be added to Section 84-8: Consumer Fireworks, Display Fireworks, Fireworks, NFPA 1124, Novelties, and Temporary Structure. TOTAL NUMBER OF ORDINANCE PROPOSALS WITH RELEVANCE TO LANDSCAPES 2: 8 TOTAL NUMBER OF ORDINANCE PROPOSALS CONSISTENT WITH LANDSCAPES2: 8 September 27, 2018 Page 2 of 2

91 Ordinance Review Letters

92 September 4, 2018 Kristen Denne, Manager Caln Township 253 Municipal Drive Thorndale, PA Re: Zoning Ordinance Amendment - Massage Business in the TV-1, C-1 and C-2 Districts by Conditional Use # Caln Township - ZA Dear Ms. Denne: The Chester County Planning Commission has reviewed the proposed Caln Township Zoning Ordinance 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 August 16, We offer the following comments to assist in your review of the proposed Zoning Ordinance amendment. DESCRIPTION: 1. The Township proposes to allow a massage business in the TV-1 Thorndale Village District, the C-1 Highway Commercial District and the C-2 Regional Commercial District by conditional use. Definitions of massage, massage business, massage therapist, massage therapy, commercial use, and personal service establishment are added or amended. The current definitions of massage parlor or therapeutically massage facility, therapeutic massage, and therapeutic spa or hot tub are to be deleted. COMMENTS: 2. The definitions are clear and make appropriate distinctions between massage therapy and physical therapy. 3. The Township may wish to update the 155 Attachment land use tables #6, #7 and #8 (located near the end of the Zoning Ordinance) to reflect the amendments to the TV-1, C-1 and C-2 Districts. RECOMMENDATION: The County Planning Commission supports the adoption of the proposed zoning ordinance amendment. ccplanning@chesco.org website:

93 Page: 2 Re: Zoning Ordinance Amendment - Massage Business in the TV-1, C-1 and C-2 Districts by Conditional Use # Caln Township - ZA We request an official copy of the decision made by the Caln Township 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, Wes Bruckno, AICP Senior Review Planner

94 THE COUNTY OF CHESTER COMMISSIONERS Michelle Kichline Kathi Cozzone Terence Farrell Brian N. O Leary, AICP Executive Director PLANNING COMMISSION Government Services Center, Suite Westtown Road, P.O. Box 2747 West Chester, PA (610) FAX: September 11, 2018 Scott T. Piersol, Township Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA Re: East Brandywine Township Regulatory Amendments Act 247 and Vision Partnership Planning Grant - Combined Review VPP Contract #: Act 247 review #: SA Dear Mr. Piersol: A subdivision and land development ordinance (SLDO) amendment referral for review was received by this office on August 17, Some of the materials included in the referral were completed under Vision Partnership Program (VPP) Contract # This letter serves as part of the VPP review required by Section 7.3 of the VPP Grant Manual (January 2016) and as the official Act 247 review pursuant to section 505(a) of the Pennsylvania Municipalities Planning Code. Zoning revisions were also in the Scope of Work under Contract # 17601; those proposed amendments are reviewed in a separate letter (ZA ). This review notes the project s consistency with Landscapes2 and with the Vision Partnership Program Grant Contract and Scope of Work. Jeannine Speirs served as the VPP Grant Monitor for this project. Consistency with Landscapes2 and the VPP Grant Contract are required prior to VPP grant reimbursement. DESCRIPTION: Under the VPP contract, the Township developed SLDO amendments and related code amendments that address the following: CCPC s Multi-Modal Circulation Handbook recommendations via SLDO updates SLDO Plan submission and review procedures ( to ) SLDO subdivision and land development agreements and performance guarantee requirements ( , ) SLDO Plan content requirements o 4-Step Design Process including natural feature/habitat/biodiversity aspects of common open space ( B-2) o Scenic resources provisions ( B-3) o Historic resources provisions ( B-3-k) SLDO Article VI, Design Standards o Streets, driveways, and related infrastructure, and amenities ( to ) ccplanning@chesco.org Web site:

95 Page: 2 East Brandywine Township Regulatory Amendments VPP Contract #: Act 247 review #: SA o Streetlights ( ) addressed within zoning amendments ( ) and reviewed in letter #ZA o Sewage treatment and disposal and water supply ( , ) o Recreation lands/facilities and expand to cover nonresidential applications ( ) o Vegetation management, tree protection, and landscaping ( , ) o Graphic attachments Municipalities Planning Code compliance Definitions (Chap. 300 Township Land Use Code) Miscellaneous related provisions. CONSISTENCY WITH LANDSCAPES2: Proposed provisions are consistent in policy with Landscapes2 and the draft Landscapes3 goals. In particular, they work to implement Multi-Modal Circulation Handbook recommendations for pedestrian oriented circulation options, provide natural, historic, and open space resources protection, and address community facilities, infrastructure, and recreation. Both the Landscapes2 and the draft Landscapes3 Livable Landscapes Maps show the Township as having suburban landscapes in the southwestern half of the Township and rural landscapes in the northeastern half of the Township. CONSISTENCY WITH VPP GRANT CONTRACT AND SCOPE OF WORK: The SLDO amendments are consistent with the VPP Grant Contract and have addressed the Scope of Work (Appendix B, dated August 19, 2016). OTHER COMMENTS: 1. We endorse the four-step design process in Section This process can yield superior designs while protecting sensitive environmental features and other site elements that are to be preserved. 2. We endorse the traffic calming option that the Township Supervisors may require in Section (O). The Township should require or recommend that applicants consult the County Planning Commission's Multimodal Circulation Handbook (2016 Update), which is available online at: We also endorse the requirement for installing roundabouts, when appropriate, in Section J, and the requirement for sidewalks to be installed within 1,000 feet of schools and other identified facilities as required in Section A.

96 Page: 3 East Brandywine Township Regulatory Amendments VPP Contract #: Act 247 review #: SA RECOMMENDATION: Based on our review, the proposed amendments are consistent with Landscapes2, the draft goals for Landscapes3, and have fulfilled the VPP Grant Contract and Scope of Work with respect to SLDO amendments. We recommend the Township consider the issues raised under Other Comments prior to adoption. Upon adoption, and as required by the Municipalities Planning Code, we request an official copy of the decision made by the Township s Board of Supervisors. Following adoption, the Township may apply for reimbursement under Section 9.0 of the Vision Partnership Grant Manual (2016). Sincerely, Susan S. Elks, AICP Planning Services Director SE/JS/ncs CC: Kyle Scribner, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair David Sweet, Planning Consultant Jeannine Speirs, Chester County Planning Commission Grant Monitor

97 THE COUNTY OF CHESTER COMMISSIONERS Michelle Kichline Kathi Cozzone Terence Farrell Brian N. O Leary, AICP Executive Director PLANNING COMMISSION Government Services Center, Suite Westtown Road, P.O. Box 2747 West Chester, PA (610) FAX: Scott T. Piersol, Township Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA September 11, 2018 Re: East Brandywine Township Regulatory Amendments Act 247 and Vision Partnership Planning Grant - Combined Review VPP Contract #: Act 247 review #: ZA Dear Mr. Piersol: A zoning amendment referral for review was received by this office on August 13, Some of the materials included in the referral were completed under Vision Partnership Program (VPP) Contract # This letter serves as part of the VPP review required by Section 7.3 of the VPP Grant Manual (January 2016) and as the official Act 247 review pursuant to the provisions of Section 609(e) of the Pennsylvania Municipalities Planning Code. Subdivision and land development ordinance (SLDO) revisions were also in the Scope of Work under Contract # 17601; those proposed amendments are reviewed in a separate letter (SA ). This review notes the project s consistency with Landscapes2 and with the Vision Partnership Program Grant Contract and Scope of Work. Jeannine Speirs served as the VPP Grant Monitor for this project. Consistency with Landscapes2 and the VPP Grant Contract are required prior to VPP grant reimbursement. DESCRIPTION: Under the VPP contract, the Township developed zoning ordinance amendments that address the following: Historic Resource Impact Study ( ) Additional use opportunities for historic resources ( ) Landscaping and site design ( ) Buffering and screening of visual impacts ( ) Lighting ( ) Woodland protection and logging ( ) The Township also included non-vpp contractual zoning amendments that address the following: Non-impact and major home occupations Age qualified residential community ccplanning@chesco.org Web site:

98 Page: 2 East Brandywine Township Regulatory Amendments VPP Contract #: CONSISTENCY WITH LANDSCAPES2: The proposed provisions are consistent in policy with Landscapes2 and the draft Landscapes3 goals. In particular, they work to implement Multi-Modal Circulation Handbook recommendations for pedestrian oriented circulation options, provide natural, historic, and open space resources protection, and address community facilities, infrastructure, and recreation. Both the Landscapes2 and the draft Landscapes3 Map show the Township as having suburban landscapes in the southwestern half of the Township and rural landscapes in the northeastern half of the Township. CONSISTENCY WITH VPP GRANT CONTRACT AND SCOPE OF WORK: The amendments are consistent with the VPP Grant Contract and have addressed the zoning tasks identified in the Scope of Work (Appendix B, dated August 19, 2016). OTHER COMMENTS: 1. We endorse the provisions that allow additional land use opportunities in historic resources, because this may help provide additional economic incentives to preserve and maintain the resource. We also agree that these additional uses should be regulated by conditional use, because this will permit the Board of Supervisors to attach such reasonable conditions and safeguards, in addition to those expressed in the ordinance, as it may deem necessary to implement the purposes of the zoning ordinance. (Municipalities Planning Code, Section 913.2(a)). However, we suggest that the Township s limit of one principal use per structure may be too limiting. Allowing additional uses in one structure may help increase the potential for economic return and increase design flexibility. We also suggest that when the Board of Supervisors considers the conditional use criteria for historic resource applications (as listed in Section D of the amendment), the Board should ensure that the historic resource will retain a lot that is large enough to preserve the integrity of the historic resource in its proper context. 2. Section B.(1) of the amendment, relating to woodland protection and logging, applies regulations to logging operations that affect one acre or more. The Township may wish to add a time frame within which the logging operation will occur; i.e., the Township should consider a provision that would apply the regulations to a logging operation that would involve one-half acre during one year, and another one-half acre within the next year (or another appropriate time frame). 3. Section C.(1) of the amendment, relating to a required Township approval of a logging plan, should include a time period within which the Township must act on accepting the plan (such as 30 days). 4. Section E.(10) of the logging standards requires a performance guarantee for a reforestation of a site after a logging operation. The Township should provide a justification for such a reforestation performance guarantee, because municipalities typically do not require a performance bond for other activities that occur on private property, such as the demolition of structures. 5. We recommend the Township Solicitor review the proposed logging provisions to ensure consistency under Agriculture, Communities and Rural Environment (ACRE).

99 Page: 3 East Brandywine Township Regulatory Amendments VPP Contract #: Section I.(5)e. of the amendment prohibits motorized bicycles on trails in age-qualified communities. Battery-powered electric motor-assisted bicycles have become more common and popular, and these bicycles can help increase mobility for the residents of these age-restricted communities. Establishing a low speed limit on trails may be a better option than banning electric-motor bicycles. RECOMMENDATION: Based on our review, the proposed amendments are consistent with Landscapes2, the draft goals for Landscapes3, and have fulfilled the VPP Grant Contract and Scope of Work with respect to zoning ordinance amendments. We recommend the Township consider the issues raised under Other Comments prior to adoption. Upon adoption, and as required by the Municipalities Planning Code, we request an official copy of the decision made by the Township s Board of Supervisors. Following adoption, the Township may apply for reimbursement under Section 9.0 of the Vision Partnership Grant Manual (2016). Sincerely, Susan S. Elks, AICP Planning Services Director SE/JS/ncs CC: Kyle Scribner, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair David Sweet, Planning Consultant Jeannine Speirs, Chester County Planning Commission Grant Monitor

100 THE COUNTY OF CHESTER COMMISSIONERS Michelle Kichline Kathi Cozzone Terence Farrell Brian N. O Leary, AICP Executive Director Scott Swichar, Manager East Fallowfield Township 2264 Strasburg Road East Fallowfield, PA PLANNING COMMISSION Government Services Center, Suite Westtown Road P. O. Box 2747 West Chester, PA (610) Fax (610) September 26, 2018 Re: Official Map and Ordinance East Fallowfield Township Act 247 and Vision Partnership Planning Grant Combined Review VPP Contract # Act 247 Reviews: OM Dear Mr. Swichar: The referral for review was received by this office on August 20, This letter serves as both the official Act 247 review pursuant to the provisions of Section 609(e) and Section 505(a) of Act 247 (Municipalities Planning Code), and the Vision Partnership Program (VPP) review required by Section 7.3 of the VPP Grant Manual (January 2017). This review notes the project s consistency with Landscapes2 and with the VPP Grant Contract (dated February 1, 2018) and Scope of Work. Mark Gallant served as the VPP Grant Monitor for this project. Consistency with Landscapes2 and the VPP Grant Contract are required prior to grant reimbursement. DESCRIPTION: East Fallowfield Township has developed an Official Map and Ordinance to show existing and proposed township facilities, including trails, public lands, private open space, and the location of sewer mains (gravity fed and forced) and proposed pump stations. The Official Map and Ordinance is an implementation tool of the 2015 Township Comprehensive Plan. CONSISTENCY WITH LANDSCAPES2: The proposed Official Map and Ordinance are consistent with the policies of Landscapes2, and the draft policies of Landscapes3. Those policies include, but are not limited to: Protect, maintain, and expand public open space lands, trails, and recreation facilities to protect resources, provide connections, and promote healthy lifestyles. LU 3.8 Support local, multi-municipal, and county-wide recreation planning that links public and private facilities into a network. OSG 1.5 Acquire, restore, and maintain parks, playgrounds, and recreational facilities in high density and urban landscapes that are in close proximity to residential areas and provide pedestrian access. OSG ccplanning@chesco.org website:

101 East Fallowfield Township Official Map and Ordinance Page 2 of 3 VPP Contract # Act 247 Reviews: OM Encourage greenways and trails that link destinations such as business centers, recreational parks, protected resource areas, and transportation facilities. OSG 3.4 Encourage open space preservation that links and expands existing areas of protected open space. OSG 4.3 Promote separate bicycle, pedestrian, and equestrian facilities, to avoid user conflicts, where warranted and appropriate. T 2.5 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. UI 2.5 Support the development of sidewalks and trails that enhance safety and enable physical activity during the course of daily life. CS 6.2 CONSISTENCY WITH VPP GRANT CONTRACT AND SCOPE OF WORK: The Scope of Work (dated October 19, 2017) for the Vision Partnership Grant Contract identified the following tasks to be completed by the Consultant (Ray Ott & Associates): Task 1.1 Task 1.2 Official Map. The map will be prepared in CAD and GIS formats. It will also be made available in PDF format for public distribution and posting on the Township website. Ordinance. The ordinance describing the official map, its use and implementation, will be prepared in conjunction with the Township solicitor. Task 1.3 Adoption. We will assist the BOS to organize and conduct a public hearing for the adoption of the Official Map and Ordinance. Project Tasks 1.1 and 1.2 have been completed and Task 1.3 is currently underway. The Official Map and Ordinance are consistent with the VPP Grant Contract. OTHER COMMENTS: While the following suggestions are not required to meet the scope of work or consistency with Landscapes2, their implementation would result in improved implementation. 1. To assist in the Official Map s implementation, we recommend that all members of the Township Board of Supervisors, Planning Commission, and Zoning Hearing Board be provided with official copies after adoption. The Official Map should be routinely consulted as part of the review of all subdivision and land development proposals. 2. The Township s submission included an 8 ½ by 11 inch Official Map, but the Township has indicated that a large copy of the Map is available at the Township office. It will be helpful if a digitized version of the Official Map is made available, so that areas of interest can be enlarged and viewed more easily. This will also help Township officials to use the Official Map more routinely. 3. We recommend that the Official Map be shared with adjoining municipalities and that East Fallowfield Township coordinate trail planning and construction with its neighbors. ccplanning@chesco.org website:

102 East Fallowfield Township Official Map and Ordinance Page 3 of 3 VPP Contract # Act 247 Reviews: OM RECOMMENDATION: Based on our review, the proposed Official Map and Ordinance are consistent with Landscapes2 and the draft goals of Landscapes3 and have fulfilled the VPP Grant Contract. We commend the Township for developing an Official Map and Ordinance to promote adopted municipal policies. The Township may apply for reimbursement under Section 9.0 of the VPP Grant Manual (2015), following adoption. Upon adoption, and as required by Section 608 of the Pennsylvania Municipalities Planning Code, we request a copy of the decision made by the Board of Supervisors. Sincerely, Susan S. Elks, AICP Planning Services Director SSE/MG/ncs CC: Steve Herzog, Board of Supervisors Chair Ray Ott, Ray Ott & Associates Mark Gallant, Chester County Planning Commission ccplanning@chesco.org website:

103 September 26, 2018 Louis F. Smith, Jr., Manager East Goshen Township 1580 Paoli Pike West Chester, PA Re: Zoning Ordinance Amendment Keeping of Domesticated Chickens # East Goshen Township ZA Dear Mr. Smith: The Chester County Planning Commission has reviewed the proposed Zoning Ordinance 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 August 31, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION: 1. East Goshen Township proposes the following amendments to its Zoning Ordinance: A. Revise the existing definition of Fowl in Section 240-6; B. Delete Section E.(8)(e), pertaining to the keeping of animals or fowl as an accessory use to a lawful dwelling unit in the C-1 Community Commercial District; C. Delete Section E.(13), pertaining to the keeping of animals or fowl as an accessory use in the I-1 Light Industrial District; D. Delete Section (D)(1)(i), pertaining to keeping of animals or fowl as an accessory use in a single-family open space development; E. Delete Section A in its entirety, to be replaced by the proposed language in Section 5 of the draft Ordinance, Keeping of Animals, Fowl, Household Pets and Domesticated Chickens. The proposed ordinance language includes the addition of Section A.(5), pertaining to the keeping of domesticated female chickens as a noncommercial accessory use to a single family detached dwelling in any zoning district with a minimum lot area of one (1) acre. The proposed keeping of domesticated chicken standards address the following issues: The maximum number of chickens permitted per lot is provided; Roosters are prohibited; Setback standards and minimum square footage requirements for chicken coops and runs are provided; Chickens are prohibited from running at large; and Sanitary condition requirements, and permit requirements, are provided. ccplanning@chesco.org website:

104 Page: 2 Re: Zoning Ordinance Amendment Keeping of Domesticated Chickens # East Goshen Township ZA COMMENTS: 2. We suggest that the following issues be considered by the Township for this zoning amendment: A. We suggest that the Township consider providing a definition for a chicken coop and run. B. The Township should require that chicken coops and runs be fully enclosed, to prevent entry by predators or the escape of chickens. C. Although the keeping of chickens is for non-commercial purposes, the Township should consider whether they want to allow for the incidental sales of eggs. D. The Township should require that the slaughtering of chickens shall be conducted in a fullyenclosed structure. Additional information on this subject is provided in the County Planning Commission s Backyard Chicken Keeping etool, which is available online at: This etool includes a model ordinance which contains information for the Township to consider in its development of the proposed ordinance language. A pdf of the model ordinance is available at: RECOMMENDATION: East Goshen Township should consider the comments in this letter before acting on the proposed zoning ordinance amendment. We request an official copy of the decision made by the Township 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, Paul Farkas Senior Review Planner

105 September 17, 2018 Lisa M. Moore, Secretary/Manager Kennett Township 801 Burrows Run Road Chadds Ford, PA Re: Zoning Ordinance Amendment Residential Redevelopment in the R-4 zoning district # Kennett Township - ZA Dear Ms. Moore: The Chester County Planning Commission has reviewed the proposed zoning ordinance 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 August 30, We offer the following comments to assist in your review of the proposed zoning ordinance amendment. DESCRIPTION: 1. The applicant proposes the following amendments to its zoning ordinance: A. Adding a definition for the term Residential Redevelopment to Section of the zoning ordinance; B. Adding Residential Redevelopment as a use permitted by right in the R-4 Residential zoning district as Section (11); and C. Adding Area and Bulk provisions for the proposed Residential Redevelopment use as a new subsection, Section E. LANDSCAPES: 2. The project site where the proposed ordinance amendment will be applicable is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed zoning ordinance amendment is consistent with the objectives of the Suburban Landscape. ccplanning@chesco.org website:

106 Page: 2 Re: Zoning Ordinance Amendment Residential Redevelopment in the R-4 zoning district # Kennett Township - ZA COMMENTS: 3. The County Planning Commission also received a sketch subdivision/land development application associated with this submission. The subdivision/land development review is addressed in a separate letter (CCPC # LD ). 4. We note that the Township s R-4 zones are sited close to the Township boundary with the Borough of Kennett Square, which is in the Suburban Landscape area that surrounds the Borough. The Future Land Use map in the 2015 Kennett Township Comprehensive Plan designates the area where the proposed Residential Redevelopment use associated with this amendment is proposed as PN-Planned Neighborhood. This area is generally served by public water and sewer service. It appears that higher density residential development would be appropriate in the R-4 Residential zoning district. 5. Because the remaining larger parcels located in the R-4 district generally have issues related to sensitive natural features or the previous use of the site, we recommend that the Residential Redevelopment use be permitted by conditional use. This offers the Township some latitude in addressing these issues during the design process. 6. This development option could offer the Township and applicant an opportunity to create affordable housing in Kennett Township. If this is the intent of the applicant and the Township, the area and bulk provisions should be carefully crafted to minimize construction costs while maintaining quality of life and functionality of the final design. 7. The local emergency service providers should review the proposed zoning ordinance amendment related to the minimum separation between dwellings and other physical parameters related to equipment accessibility. RECOMMENDATION: The Township should consider the comments in this letter before acting on the proposed zoning ordinance amendment. We request an official copy of the decision made by the Township 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, Glenn Bentley Senior Review Planner

107 September 4, 2018 Terri B. Dugan, Codes Enforcement Officer Lower Oxford Township 220 Township Road Oxford, PA Re: John L. King Conditional Use Submission # Lower Oxford Township - CU Dear Ms. Dugan: A conditional use submission entitled "John L. King", and dated August 8, 2018, was received by this office on August 13, Although our review is not required by Act 247, the Pennsylvania Municipalities Planning Code as amended, our comments are offered as a planning service at the request of Lower Oxford Township. This review does not replace the need for an official referral by Lower Oxford Township of a preliminary or final subdivision or land development plan, as required by the Pennsylvania Municipalities Planning Code. PROJECT SUMMARY: Location: west side of Township Road, north of U.S. Route 1 Site Acreage: 12.6 Lots/Units: 1 lot Non-Res. Square Footage: 10,000 Proposed Land Use: Hardware and Chainsaw Repair Shop New Parking Spaces: None shown Municipal Land Use Plan Designation: Rural UPI#: PROPOSAL: The applicant proposes the creation of a Family Farm Related Business featuring a 10,000 square foot Hardware and Chainsaw Repair Shop on a 12.6 acre farm that accommodates a single family residence and several outbuildings. The project site, which will be served by on-site water and sewer facilities, is located in the R-3 Residential zoning district. RECOMMENDATION: The Township should consider the comments in this letter before acting on the conditional use application. ccplanning@chesco.org website:

108 Page: 2 Re: John L. King Conditional Use Submission # Lower Oxford Township - CU 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. This site is designated as Rural land on the Oxford Region Multimunicipal Comprehensive Plan Future Land Use map, but it is adjacent to the Commerce designation. The proposed use, at the scale proposed, is somewhat inconsistent with the Rural designation of the regional plan. We note that the proposed retail use at this scale is somewhat inconsistent with the surrounding agricultural land uses and would be more appropriately located in an area designated for commercial uses. WATERSHEDS: 2. Watersheds, the water resources component of Landscapes2, indicates the proposed development is located within the west branch subbasin of the Big Elk Creek watershed. Watersheds highest priority land use objectives within this watershed are: protection of ground water resources, implementation of comprehensive stormwater management, and protection of vegetated riparian corridors. Watersheds can be accessed at

109 Page: 3 Re: John L. King Conditional Use Submission # Lower Oxford Township - CU PRIMARY ISSUES: 3. The submission does not indicate whether the applicant has complied with Section related to Family Farm Related Business or School (FFRBS) overlay zoning district requirements. The Township should review the language of this subsection to determine if the proposed use, particularly at this scale, is consistent with the Township s intent for the FFRBS use. We note that minimal information was provided with the application so that a full review of the proposal and its compliance with this section of the zoning ordinance was not possible. Based on the information provided, the following are potential issues with the proposed use under Section 1417 of the zoning ordinance: The submission indicates that the applicant is requesting conditional use approval to exceed the maximum building coverage provision of 4,000 square foot of Section E of the Township zoning ordinance. The applicant s parcel does not meet the minimum contiguous acreage requirement of Section C and the setback requirements pertaining to existing buildings of Section C(1) should be verified. The parking requirements of Section J are not addressed in the submitted materials. We appreciate the opportunity to comment on this proposal. 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 and the Pennsylvania Municipalities Planning Code. Sincerely, cc: John L. King Amos S. King Glenn Bentley Senior Review Planner

110 September 25, 2018 Theresa B. Dugan, Codes Enforcement Officer Lower Oxford Township 220 Township Road Oxford, PA Re: Zoning Ordinance Amendment Family Farm Related Business or School/C-3 Limited Business District # Lower Oxford Township - ZA Dear Ms. Dugan: The Chester County Planning Commission has reviewed the proposed Zoning Ordinance 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 September 13, We offer the following comments to assist in your review of the proposed Zoning Ordinance Amendment. DESCRIPTION: 1. The Township proposes the following amendments to its Zoning Ordinance: COMMENTS: A. Removing and replacing Section relating to single family detached dwelling being incorporated into a single building housing the commercial enterprise; B. Reducing the 20 acre minimum size for a working farm to add a Family Farm Related Business or School to 10 acres. 2. We suggest that the wording of the first amendment could be revised to further clarify the provision. We understand that it is the Township s intent to permit single-family residential use in the same building as a commercial use such as is permitted in the C-3 Limited Commercial zoning district. The classic example being a shop at street level with a residence above. The term single family dwelling may be confused with the image of a house on a lot; we suggest that the provision would be clearer if the terms residential unit or residential space were used instead. For example the proposed language would read Residential space for one family is permitted within the primary commercial building. Or, alternatively, 13. One (1) residential unit provided the unit is within the structure housing the business enterprise. ccplanning@chesco.org website:

111 Page: 2 Re: Zoning Ordinance Amendment Family Farm Related Business or School/C-3 Limited Business District # Lower Oxford Township - ZA RECOMMENDATION: The Township should consider the comments in this letter before acting on the proposed zoning ordinance amendment. We request an official copy of the decision made by the Township 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, Glenn Bentley Senior Review Planner cc: Winifred Sebastian Moran, Township Solicitor

112 September 10, 2018 Jane L. Daggett, Secretary Upper Oxford Township 1185 Limestone Road Oxford, PA Re: Zoning Ordinance Amendment Communications Towers, Antennae and the C-3 Communications Overlay District # Upper Oxford Township - ZA Dear Ms. Daggett: The Chester County Planning Commission has reviewed the proposed Zoning Ordinance 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 August 21, We offer the following comments to assist in your review of the proposed Zoning Ordinance Amendment. DESCRIPTION: 1. The Township proposes the following amendments to its zoning ordinance: A. Adding and revising definitions to Section 201, Definition of Terms, relating to communication towers; B. Revising the wording of Section 1001.C.4 to use the newly defined terms and a maximum height for Utility Poles; C. Adding language to Section 1406.A to include the newly defined terms; D. Removing and replacing Section 1406.C to establish a maximum height for buildings and structures of 35 feet; E. Revising the title and adding a purpose statement to Section 1427; F. The provisions of Section 1427 are greatly expanded and the language is revised to reflect newly added terms, and, G. Article XIII is removed and replaced with a new article entitled C-3 Communications Overlay District. The purpose of the C-3 district is to accommodate the installation of communication antennas along major state routes in the Township. ccplanning@chesco.org website:

113 Page: 2 Re: Zoning Ordinance Amendment Communications Towers, Antennae and the C-3 Communications Overlay District # Upper Oxford Township - ZA BACKGROUND: 2. The Chester County Planning Commission recently reviewed a previous version of the submitted zoning ordinance amendments. That review, CCPC# ZA , dated June 13, 2018 addressed definitions, provisions and the addition of an overlay district related to communication facilities. LANDSCAPES: 3. The proposed zoning ordinance amendment is consistent with the communications objectives of Landscapes2. COMMENTS: The majority of Upper Oxford Township is located in the Agricultural land use category on the Oxford Region Multimunicipal Comprehensive Plan Future Land Use map. There are two areas designated as Village Centers, Homeville and Russellville, and two areas are in the Commerce land use category situated along Routes 1 and 10. While the proposed amendment is generally consistent with the aforementioned land use categories, the Township should take the Region s scenic resource recommendations into consideration when reviewing future applications for this use. 4. In the definition of the term Communication antenna we suggest that the word device be replaced by the word structure which more accurately describes most antennas. RECOMMENDATION: The County Planning Commission supports the adoption of the proposed zoning ordinance amendment. We request an official copy of the decision made by the Township 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, Glenn Bentley Senior Review Planner

114 Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA September 26, 2018 Re: Zoning Ordinance Amendment Consumer Fireworks # West Goshen Township ZA Dear Mr. LaLonde: The Chester County Planning Commission has reviewed the proposed Zoning Ordinance 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 September 5, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION: 1. West Goshen Township proposes the following amendments to its Zoning Ordinance: COMMENTS: A. Add definitions for the following terms to Section 84-8: Consumer Fireworks, Display Fireworks, Fireworks, NFPA 1124, Novelties, and Temporary Structure; B. Add Sale of consumer fireworks subject to the criteria in Section to the list of uses permitted by conditional use in the Multipurpose District; and C. Add Section , Sale of Consumer Fireworks. A purposes statement and standards for the sale of consumer fireworks from either a permanent facility or a temporary structure are provided. 2. Act 43 of 2017, the new Pennsylvania Fireworks Law, took effect on October 30, The Act states that licenses for firework sales, including temporary facilities, are issued by the Pennsylvania Department of Agriculture. Additional information on consumer fireworks is available on the Pennsylvania Department of Agriculture website at: The Township Solicitor should be requested to review and comment on the proposed ordinance prior to the Township Board of Supervisors taking action on this amendment. We note that sections of the proposed ordinance language, such as the standards for sale of consumer fireworks in a temporary structure set forth in proposed Section B(10) of the ordinance, generally follow the new Pennsylvania Fireworks Law. While those items specific to land use (zoning districts, locational issues, setbacks, etc.) should be in the zoning ordinance, the Township should consider referencing some sections of the law rather than repeating them in the ordinance, as this would avoid the issue of the law changing in the future and the Township zoning ordinance becoming inconsistent with the new law. The Township should also stay apprised of any future ccplanning@chesco.org website:

115 Page: 2 Re: Zoning Ordinance Amendment Consumer Fireworks # West Goshen Township ZA amendments to the Pennsylvania Fireworks Law that may affect the content and application of these ordinance provisions. 3. The proposed ordinance provides minimum setback standards from a variety of land uses, such as premises selling alcoholic beverages, local or state parks, school or child daycare facility, house of worship, dwelling, hospital, group home, nursing home, and premises selling firearms. In its review of the proposed ordinance, the Township should ensure that there is land located within a Multipurpose zoning district designation that meets the locational criteria set forth in the proposed ordinance standards. RECOMMENDATION: West Goshen Township should consider the comments in this letter before acting on the proposed zoning ordinance amendment. We request an official copy of the decision made by the Township 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, Paul Farkas Senior Review Planner

116 Act 537 Reviews

117 Act 537 Reviews for Chester County September 2018 Legend Consistent with Map & Policies Consistent with Map, Inconsistent with Policies Inconsistent with Map & Policies!( September Act 537 Reviews!( Previous Act 537 Reviews Landscapes2 Agricultural Rural Center Suburban Center Urban!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!( 300 Brandywine Ave (River Station) Downingtown Borough 78,000 gpd!(!(!(!( 223 E. Street Road East Marlborough Township 460 gpd Rural Suburban!( Miles Map prepared October 2018 Data Sources: Act 537 Review - created by Chester County Planning Commission, 2011; Landscapes2 - Chester County Municipalities - Chester County DCIS/GIS; Planning Commission, November 9, 2009.

118 Chester County Planning Commission October 10, 2018 ENVIRONMENTAL PLANNING ACTIVITIES Sewage Facilities Planning MAJOR REVISIONS TO MUNICIPAL PLANS: None MINOR REVISIONS TO MUNICIPAL PLANS: Downingtown Borough, 300 Brandywine Ave (River Station) The applicant is proposing a mixed use development of apartments and retail uses on 77 acres. The site is located at the intersection of Brandywine Avenue and Logan Avenue. The amount of wastewater to be generated for the project is 78,000 gpd. The project is to be served by a public sewage disposal system. This project is designated as an Urban Landscape, with portions located in the Natural Features Overlay, and is consistent with Landscapes2. East Marlborough Township, 223 E. Street Road The applicant is proposing a residential development of 2 lots on 7.08 acres. The site is located on E. Street Road, east of the intersection with Primrose Drive. The amount of wastewater to be generated for the proposal is 460 gpd. The project is to be served by a public sewage disposal system, managed by East Marlborough Township Municipal Authority. This project is designated as a Suburban Landscape, with a portion of the parcel located in the Natural Features Overlay, and is consistent with Landscapes2. Action Requested Staff requests ratification of the attached review letter containing the comments noted above. 10/10/18

119 Minor Revisions

120 3800-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 River Station, Downingtown Borough SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. September 10, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency September 18, 2018 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes X X X X X No 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: 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. Public sewer systems are encouraged in this landscape. The Natural Landscape 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 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact: 7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts 8. 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? 10. Does this proposal meet the zoning requirements of the ordinance? N/A

121 3800-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 X 13. Does this proposal meet the requirements of the ordinance? N/A If no, describe which requirements are not met 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, Downingtown Borough updated their stormwater management ordinance on December 4, Name, Title and signature of person completing this section: Name: Carrie J. Conwell, AICP Title: Senior Environmental Planner Signature: Date: 9/18/2018 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. This project was reviewed under Act 247 as Case Number LD PC 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 Chester County Health Department Neal FIsher, Brandywine Station, LLC Steve Sullins, Downingtown Borough, Municipal Government Center Scott Andress, Edward B Walsh and Associates Inc

122 3800-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 223 E. Street Rd., East Marlborough Township SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. August 29, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency September 14, 2018 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes X X X X X X No 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 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. The Natural Landscape 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 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: 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, and it appears there may be development activities encroaching upon them. Prior to construction occurring on this site, the applicant should contact both the U.S. Army Corps of Engineers and the PA DEP to determine if the proposed activity will require a permit. 7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts 8. 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? 10. Does this proposal meet the zoning requirements of the ordinance? N/A

123 3800-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 X 13. Does this proposal meet the requirements of the ordinance? N/A If no, describe which requirements are not met 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, East Marlborough Township updated their stormwater management ordinance on December 2, Name, Title and signature of person completing this section: Name: Carrie J. Conwell, AICP Title: Environmental Planner Signature: Date: 9/14/2018 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. This project was reviewed under Act 247 as Case Number SD PC 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 Chester County Health Department Jorge Parades, Site Contact Laurie Prysock, East Marlborough Township Thomas Tran, Commonwealth Engineers Inc

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143 Vision Partnership Program Round 2 Reimbursable Cash Grant Requests - Project Descriptions (in ranking order) West Caln Township Comprehensive Plan The Township is proposing development of a new comprehensive plan. Their existing plan dates from The new plan will be implementable and include a focus on sustainability. Specific issues to be addressed include use of Superfund sites, promotion of alternative energy, and increased coordination with adjacent townships that face similar challenges. The Township has selected Ray Ott & Associates to assist them with the plan. Easttown Township Devon Visioning and Amendments The Township is proposing to conduct public visioning sessions to build community consensus for zoning amendments in the Devon area. Following the visioning process, zoning amendments will be drafted and reviewed. This project was a high priority recommendation in their recent comprehensive plan. The Township has selected Glackin, Thomas, and Panzak to assist them. Valley Township Comprehensive Plan The Township is proposing development of a new comprehensive plan. Their existing plan dates from The new plan will incorporate information from various plans, build consensus around a vision for the future that is implementable, and prioritize future action. The Township has selected a team of Thomas Comitta & Associates and Pennoni Associates to assist them. East Marlborough Township Open Space, Recreation, and Environmental Resources Plan The Township is proposing development of a plan to address existing parks, newly acquired Township open space, trail connections, and prioritization for future open space preservation. Coordination with the school district is proposed, given their contribution to active recreation facilities in the Township. The existing plan dates from The Township would select a consultant through RFP. Borough of West Chester/West Goshen Township Multimodal Corridor Study The Borough and Township are proposing development of a multimodal corridor study, focused on Gay Street, Market Street, and Paoli Pike. The project would gather background information and develop conceptual plans to address traffic calming, streetscape facilities, and pedestrian and bicyclist facilities. The municipalities have selected Pennoni Associates to assist them. Borough of South Coatesville Capital Improvements Plan The Borough is proposing development of a plan to address needed infrastructure improvements for transportation, stormwater, and recreation. The project would consolidate previously identified projects and new projects into one database, with information on cost, potential funding, community impact, and priority. The Borough has selected Cedarville Engineering to assist them. West Whiteland Township Historic Resource Survey Update The Township proposes to update its existing historic resource survey, which dates from the early 1980s. The update would create a database including updated information for resources on the existing survey, new detailed information for key resources inadvertently missed from the previous survey, and information for properties newly eligible since the last survey. Information would be used to update the classification of resources and assist the Township s Historical Commission, and be shared via The History of West Whiteland book. The Township has selected Commonwealth Heritage Group to assist them. VPP Grant Request $27, (44%) Municipal Match $35, (56%) Total Project Cost $62, VPP Grant Request $34, (65%) Municipal Match $18, (35%) Total Project Cost $53, VPP Grant Request $41, (70%) Municipal Match $17, (30%) Total Project Cost $59, VPP Grant Request $30, (59%) Municipal Match $21, (41%) Total Project Cost $51, VPP Grant Request $35, (58%) Municipal Match $25, (42%) Total Project Cost $60, VPP Grant Request $50, (69%) Municipal Match $22, (31%) Total Project Cost $72, VPP Grant Request $30, (58%) Municipal Match $21, (42%) Total Project Cost $51, Projects shaded in green are recommended for funding by the Board Committee 1 VPP Grant Applications - Round 2, 2018

144 Combined Score* Municipality Proposal 2018 Round 2 VPP - Commitee Recommendations (high to low scores) VPP Grant Request Municipal Funding Proposed** Total Project Cost Municipal Match Proposed* * Recommended Award Running Total W Caln Comprehensive Plan $27, $35, $62, % $27, $27, Easttown 1 Devon Visioning and Amendments $34, $18, $53, % $29, $56, Valley Comprehensive Plan $41, $17, $59, % $41, $97, E Marlborough 2 Open Space, Recreation, and Env Res Plan $30, $21, $51, % $28, $126, W Chester/W Goshen Multimodal Corridor Study $35, $25, $60, % ####### S Coatesville Capital Improvement Plan $50, $22, $72, % ####### W Whiteland Historic Resource Survey $30, $21, $51, % ####### *200 points maximum $248, $162, $410, % ***Funding Available: $126, ####### Fund Amount Requests Exceed Available Funding: -$121, **Includes municipal & other funding sources. Fall 2018: Just MCD sources. ***Funding exceeds the typical amount ($125,000) due to rollover funds, which include funds from projects that came in under budget. Potential Conditions: 1 Increased municipal match to provide similar funding to the Easttown and East Marlborough projects. 2 Increased municipal match to provide similar funding to the Easttown and East Marlborough projects; edits to the scope of work will be required to prepare for RFP. Additional recommendations: Denial letters to discuss improvements for potential future submission (all others).

145 Discussion and Information Items

146 Transportation Division Update

147 Transportation Division September 2018 SEPTA Meetings There were two separate meeting with SEPTA in September. The first meeting was attended by Director Brian O Leary, Brian Styche, and Rachael Griffith with the primary purpose to discuss the prospect of SEPTA returning rail service to Coatesville with their Long Range Planning department. SEPTA agreed to examine the feasibility of an extension, looking at potential costs and scheduling issues and based on the ridership projections recently completed by DVRPC. The second meeting came as a result of the first where Brian Styche and Rachael Griffith met with SEPTA engineering and real estate representatives to present the concept of converting the SEPTA owned portion of the Enola Low Grade line extending into Chester County as a multi-use trail. SEPTA gave the blessing to include the trail extension as one of the recommendations within the DRAFT CVT West Feasibility Study/Master Plan to be released this fall, and outlined the next steps towards making this trail extension a reality. CVT West Public Meeting November 7 The Planning Commission is working on a feasibility study and master plan for the Chester Valley Trail West project that will identify and evaluate potential routes for extending the trail westward and connecting with the future Enola Low Grade Trail in Lancaster County. The final public meeting for the project will take place on November 7 at Gateway Church, located at 160 Cowan Rd. in Parkesburg. There will be an open house from 6:30-7:30 where attendees can view and comment on materials from the plan, and at 7:30 pm the Planning Commission will present the highlights of their draft plan and recommendations, which will include: The vision for this trail and how it fits into the larger network; 1

148 The recommended alignment for the Chester Valley Trail West; and How this 21-mile planned trail system could be built over time. A draft of the plan will be posted on the project website in early November and will be open for public comment through December 3rd. Act 13 Awards The PA Commonwealth Financing Authority (CFA) announced awards to programs created by Act 13 after their 9/18/18 meeting. The following is a list of Chester County award recipients: Greenway Trails and Recreation Program: Borough of Phoenixville - Reeves Park Playground Improvements - $50,000 East Fallowfield Township - Improvements to East Fallowfield Park - $125,000 East Goshen Township - Hershey's Mill Park Renovation - $250,000 The Land Conservancy for Southern Chester County - Acquisition to Expand White Clay Creek Preserve - $125,000 Sewage Facilities Program: Westtown Township - Westtown Township Act 537 Plan - $55,387 Watershed Restoration and Protection Program: Caln Township - Bioretention at Caln Park West - $59,500 TOTAL: $664,887 distributed in Chester County. 2

149 Infrastructure and Plan Review Division Update

150 Infrastructure & Plan Review Division October 10, 2018 Infrastructure Update Mariner East 2 The ME2 project did not meet its projected goal of opening by the end of September. According to the PUC, there are still several issues that need to be resolved. According to the latest ME2 newsletter, permanent restoration along the 16 and 20 right-of-way has been completed in Elverson, West Nantmeal, East Nantmeal, and Wallace. View State Impact Pa article here. Infrastructure Security - The Critical Infrastructure Security Bill (S.B. 652) addresses the security of rights-of-way for pipelines, electric power lines, railroad tracks, refineries, and a number of other areas defined as critical infrastructure. Under a recent amendment, felony penalties would be incurred if the person intentionally or recklessly damages, destroys, vandalizes, defaces, or tampers with equipment in a critical infrastructure facility. The original language, which applied more generally to trespassing, was considered overly broad for areas such as electric power line or railroad rights-of way and there was concern regarding its impacts on pipeline protesters. View the full article here. In a related issue, concern was expressed at a hearing of the House-Senate Nuclear Energy Caucus about the lack of physical and cyber security standards in place for natural gas systems in comparison to the strict security measures under which the nuclear energy industry operates. View the full article here. Photos: Williams Natural Gas Compressor Station, East Whiteland (Left) and Sunoco Natural Gas Liquids (NGL) Pumping Station, West Goshen (Right) Rising Costs of Pipeline Projects A recent industry study of pipeline projects in the northeast reports that the per mile cost for projects ranges from $2.9 million to $13 million per mile with total project costs ranging from $683 million to $5 billion. According to the report Costs are relatively high in the northeast where projects have been very difficult and time-consuming to construct due to congested corridors and rough terrain. This has proven true not only for the ME2 project, but for efforts to ship natural gas from the producers in Pennsylvania to markets in New England and New York City. The article speculates that these rising construction costs may eventually impact natural gas prices. For the full article see the Argus website. Chester Water Authority As of mid-september, City of Chester officials indicated that they do not intend to sell the Chester Water Authority and its assets as part of their Act 47 (Distressed Municipalities) Exit Plan. Preservation of the lands around the Octorara Reservoir in Lower Oxford Township was one concern of the potential sale. View the Delco Times article here. October 10,

151 Data and Demographics Update U.S. Census Community Survey The most recent US Census 1-Year American Community Survey data, 2017, was released and is available through our Census webpage. Information on population, housing, social characteristics, and economic characteristics is provided at the County level. ACS information can be viewed here. Non-Residential Development Jake has been gathering and processing tax assessment data and aerial photography relating to non-residential housing to develop a the methodology for tracking the non-residential housing construction metric recommended in Landscapes3. While proposed non-residential development is easily tracked through the Act 247 review process, tracking the actual built development county-wide is a challenge. Plan Review Update Projects of note in this month s packet include: Kennett Township Smith Property Sketch plan review for 75 single-family residential footprint lots. A proposed zoning ordinance amendment for Residential Redevelopment was submitted with the plan. New Garden Township Storage Avondale This project proposes five self-storage buildings totaling 64,400 square feet. This is the third self-storage proposal we ve seen in 2018 including an 18,050 s.f. facility in Caln Township and an 88,000 s.f. 3-story facility in West Whiteland Township. Perhaps the increase in apartment and townhouse developments is creating a greater demand for off-site storage. Phoenixville Borough- French Creek West This is the second review for the 310 townhouse, 240 apartment proposal on the site of the former Phoenixville steel mill. Minimal changes were seen on the second submittal. Upper Uwchlan Township The Village at Byers Station This 121 townhouse development was previously reviewed; the current submission proposes to make the lot lines concurrent with the footprints of the individual dwellings to better accommodate reasonably sized decks. Willistown Township 1720 West Chester Pike - This land development proposes the construction of 39 townhouses on a 12 acre lot. October 10,