September 2014 Planning Commission Meeting

Action Items

Act 247 Reviews

Subdivision & Land Development Act 247 Reviews of Proposed Development during August 2014 Symbols Residential Lots/Units 8 178 1 - 2 8 3 - 50 8 51 - 600 Non-Residential Square Feet @ 1 - 10,000 818 8 @ 12 15 10,001 - 100,000 3 8 13 8 @ 100,001 - 1,200,000 @ 81 810 4 Other @ 6 @ D Mixed Use 8 8 @ 8 Not Consistent 11 @ 7 8 @ with Livable @ 9 D Landscapes2

Livable Landscapes2

Growth Areas # Plan # Plan Title Urban 1 LD-7-14-10151 Linden Hall Suburban 2 LD-7-14-10165 Franklin Township Salt Storage Fac 3 LD-7-14-10169 Swedesford Partners LP Suburban Center 4 LD-7-14-10179 Applecross Country Club Golf Course 5 LD-7-14-10187 Family Dollar - Oxford Rural Resource Areas 6 LD-7-14-10190 Softmart Inc Agricultural 7 LD-7-14-10215 Family Dollar 8 LD-7-14-10277 B200 CMC Lab Renovation Rural 816 9 LD-8-14-10326 AutoZone Store #6424 Rural Center 14 8 10 SD-7-14-10111 347 Old Lincoln Highway @ 5 11 SD-7-14-10155 Bright Glade Farms Overlay Features 12 SD-7-14-10156 RLD Atwater JV, LLC @ Natural Landscape 2 13 SD-7-14-10183 13 Woodside Avenue 14 SD-7-14-10229 Snap Design Productions LLC (Penn A Municipalities 15 SD-8-14-10310 Solitude Holdings, LLC 16 SD-8-14-10330 Snap Design, LLC - 431 Broad Street 17 SD-8-14-10353 #468 Emmett Street 18 SD-7-14-10212 Kevin F. & Jennifer E. Robinson Note: Excludes lot line revisions, lot consolidations, second reviews, sketch plans, and surface parking, UNLESS those 0 1.5 3 6 9 12 reviews cited unique or significant community impacts. Miles To: Chester County Planning Commission From: Planning Staff Re: 247 Activity - 8/1/2014 to 8/31/2014 SUBDIVISION AND LAND DEVELOPMENT APPLICATIONS Applications consist of the following land use types:

2014 YEAR TO DATE 2013 YEAR TO DATE 2013 TOTAL LAND USE PROP. LOTS/UNITS PROP. LOTS/UNITS PROP. LOTS/UNITS PROP. LOTS/UNITS Sfr 12 57 62 270 54 412 86 551 Apt 00 4 846 9 550 12 1,430 Ths 263 7 329 5 214 10 348 Twn 00 018 12 38 Mh 00 0000 12 Agr 02 11 30 621 11 44 Com 911 42 101 37 94 52 138 Ind 11 79811 19 24 Ins 11 13 19 19 31 27 45

TOTALS: 25 135 146 1,622 139 1,335 221 2,590 UNOFFICIAL SKETCH PLAN EVALUATIONS Applications consist of the following land use types:

2014 YEAR TO DATE 2013 YEAR TO DATE 2013 TOTAL LAND USE PROP. LOTS/UNITS PROP. LOTS/UNITS PROP. LOTS/UNITS PROP. LOTS/UNITS Sfr 00 1 437 12 12 Apt 11 11 00 00 Ths 00 00 00 00 Twn 00 00 00 19 Mh 00 00 00 00 Agr 00 11 00 00 Com 00 00 00 00 Ind 00 00 00 00 Ins 11 11 00 00

TOTALS: 22 4 440 12 211

Subdivision & Land Development Review Reports

Structure Square Footage/Use Per Land Development for 8/1/2014 thru 8/31/2014

Planning Square Number of Total Municipality Number Title Footage Structure Use Buildings Lots/Units Acreage

Caln Township LD-7-14-10190 Softmart Inc 87,000Com 1 1 18.19 Office Building City of Coatesville LD-7-14-10215 Family Dollar 8,320Com 1 1 0.87 Retail East Brandywine Township LD-7-14-10179 Applecross Country Club Golf Course 25,405Com 1 1 56.50 Addition to Existing East Nottingham Township LD-7-14-10187 Family Dollar - Oxford 8,320Com 1 1 1.44 Retail East Whiteland Township LD-7-14-10169 Swedesford Partners LP 128,600Com 3 3 15.70 Warehouse Franklin Township LD-7-14-10165 Franklin Township Salt Storage Fac 2,400Ins 1 1 5.40 Government West Chester Borough LD-8-14-10326 AutoZone Store #6424 6,816Com 1 1 0.62 Retail West Goshen Township LD-7-14-10277 B200 CMC Lab Renovation 1,240Ind 1 1 17.59 Addition to Existing Manufacturing West Goshen Township LD-7-14-10282 Pica's 7,796Com 1 1 1.77 Restaurant

Grand Total 9 275,897 11 11 118.08

August 28, 2014 Page 1 of 1 Subdivision and Land Development Reviews 8/1/2014 thru 8/31/2014

Roads (+, -, N/R) Community Name Municipality Plan # Title Acreage Land Use Lots/Units (L Feet) Landscapes2 Central Caln Township LD-7-14-10190 Softmart Inc 18.19 Com 1 + City of Coatesville LD-7-14-10215 Family Dollar 0.87 Com 1 + East Brandywine Township LD-7-14-10179 Applecross Country Club Golf 56.50 Com 1 + Course Wallace Township SD-7-14-10212 Kevin F. & Jennifer E. 13.10 Sfr 2 + Robinson West Bradford Township SD-7-14-10155 Bright Glade Farms 84.36 Sfr 38 3,553 +

Eastern East Whiteland Township SD-7-14-10152 Linden Hall 8.90 Ths 1 + East Whiteland Township LD-7-14-10169 Swedesford Partners LP 15.70 Com 3 + East Whiteland Township SD-7-14-10168 Swedesford Partners LP 15.70 Com 1 + East Whiteland Township LD-7-14-10151 Linden Hall 8.90 Ths 60 + East Whiteland Township SD-7-14-10156 RLD Atwater JV, LLC 149.40 Sfr 2 + Easttown Township SD-7-14-10183 13 Woodside Avenue 0.26 Sfr 2 + Malvern Borough SD-7-14-10111 347 Old Lincoln Highway 0.81 Sfr 3 + Phoenixville Borough SD-8-14-10353 #468 Emmett Street 0.30 Sfr 2 + Ths Tredyffrin Township SD-8-14-10310 Solitude Holdings, LLC 0.92 Sfr 2 +

Southeastern East Marlborough Township SD-7-14-10184 Barbara L. Cocks Trust 109.70 Sfr 2 + Agr

Southwestern East Nottingham Township LD-7-14-10187 Family Dollar - Oxford 1.44 Com 1 + Franklin Township LD-7-14-10165 Franklin Township Salt Storage 5.40 Ins 1 + Fac New London Township SD-7-14-10231 George D Duncan 58.30 Sfr 2 + Agr Oxford Borough SD-7-14-10229 Snap Design Productions LLC 0.44 Sfr 2 + (Penn A Oxford Borough SD-8-14-10330 Snap Design, LLC - 431 Broad 0.26 Sfr 2 + Street Ths

West Chester West Chester Borough LD-8-14-10326 AutoZone Store #6424 0.62 Com 1 + West Goshen Township LD-7-14-10277 B200 CMC Lab Renovation 17.59 Ind 1 +

August 28, 2014 Page 1 of 2 Roads (+,-,N/R) Community Name Municipality Plan # Title Acreage Land Use Lots/Units (L Feet) Landscapes2 West Goshen Township SD-7-14-10281 Pica's 1.77 Com 1 + West Goshen Township LD-7-14-10282 Pica's 1.77 Com 1 + Westtown Township SD-7-14-10242 Michael Manieri 3.26 Sfr 2 N/R

County Totals 18 25 574.46135 3,553 Municipalities Reviews Acreage Lots/Units Linear Feet

There are 24 plans consistent, 0 plans inconsistent, and 1 plans with no relevance to Landscapes2.

August 28, 2014 Page 2 of 2 Unofficial Sketch Evaluations 8/1/2014 thru 8/31/2014

Roadway Municipality Plan # Title Acreage Land Use Lots/Units (L Feet) Oxford Borough LD-7-14-10233 Whitehall Acres Apartments 6.29 Apt 1 Schuylkill Township LD-7-14-10185 New Early Learning Center 50.15 Ins 1

Grand Total 2 56.44 2 Reviews Acreage Lots/Units Linear Feet

August 28, 2014 Page 1 of 1

Subdivision & Land Development Letters

August 1, 2014

Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Preliminary/Final Land Development - Linden Hall # LD-7-14-10151 - East Whiteland Township

Dear Ms. Woodman:

A preliminary/final land development plan entitled “Linden Hall,” prepared by Edward B. Walsh & Associates, Inc., and dated July 3, 2014, was received by this office on July 9, 2014. The land development is situated the north side of Lancaster Avenue west of Church Road and involves the construction of 60 townhouse units on a 8.9 acre site (UPI #42-4-75 and 42-4-75.1). Vehicular access to the site will be provided via a boulevard-style entrance on Lancaster Avenue at its intersection with Sproul Road, with a dedicated right-turn lane provided on westbound Lancaster Avenue. An emergency access gravel driveway extending to Church Road will also be provided. The Act 247 County Referral Form indicates that a homeowners association will be responsible for the common facilities/areas. The project site, which is served by public water and sewer, is located in the VMX Village Mixed Use zoning district.

The applicant also proposes the consolidation of the two parcels that comprise the project site into a single 8.9 acre parcel. This preliminary/final subdivision is addressed by the Commission in a separate review (SD-7-14-10152, dated August 1, 2014).

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). 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. We offer the following comments on the proposed land development for your consideration:

BACKGROUND:

1. The County Planning Commission previously reviewed a land development proposal involving UPI# 42-4-75. CCPC# 7115-3, dated October 31, 2001, addressed the construction of a 50,100 square foot retail and office development and 295 parking spaces on a 9.32 site (UPI# 42-4-75, 42-4-76, and 42-4-76.2). According to our records, this prior land development plan was approved by East Whiteland Township on May 9, 2007.

LANDSCAPES:

2. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed land development is consistent with the guidelines of the Suburban Landscape.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 1, 2014 Re: Preliminary/Final Land Development - Linden Hall # LD-7-14-10151 - East Whiteland Township

WATERSHEDS

3. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the (East) Valley Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the (East) Valley Creek watershed include: reduce stormwater runoff, restore water quality of “impaired” streams, and protect/enhance historic, cultural and recreational resources.

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the (East) Valley Creek watershed can be found in Part 10 of Watersheds.

4. In February 2011, the “Valley Creek Watershed Act 167 Stormwater Management Plan” was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within the (East) Valley Creek watershed must comply with the stormwater management standards included in the approved (East) Valley Creek Act 167 Plan and the requirements of the municipality’s Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County’s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the (East) Valley Creek Act 167 Plan.

5. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

6. The proposed activity is located within an area that drains to a surface water body that has been listed by PA Department of Environmental Protection (DEP) as “impaired” and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

7. The site is located in an area designated by the Pennsylvania Department of Environmental Protection (DEP) as a Special Protection Watershed. Special Protection Watersheds are important because Chester County’s High Quality and Exceptional Value Watersheds may be especially sensitive to degradation and pollution that could result from development. The DEP or the municipality may impose stricter limitations on proposed wastewater and stormwater discharges in Page: 3 August 1, 2014 Re: Preliminary/Final Land Development - Linden Hall # LD-7-14-10151 - East Whiteland Township

these watersheds, and special care should be exercised in the design, construction, operation and maintenance of stormwater control facilities in these areas to prevent degradation of the waters of the Commonwealth.

PRIMARY ISSUES:

8. Due to the close proximity of the proposed townhouse units to the Lancaster Avenue corridor and the adjoining land uses, which includes the Chester Valley Golf Course to the north, the Township should thoroughly examine the adequacy of the proposed landscaping provisions depicted on Sheet 11-Landscape Plan.

9. According to a July 18, 2014 site visit by County Planning Commission staff, there is an existing SEPTA bus stop (Route 204) on westbound Lancaster Avenue at the project site. We recommend that the applicant consider providing a bus shelter.

10. The applicant proposes the construction of a 4,800 square foot square foot addition to the existing building on the site, which is identified as a historic resource (Site #6, the General Wayne Tavern) on the Historic Resources map in the Township’s 2001 Comprehensive Plan. According to a July 10, 2014 telephone conversation with the applicant’s engineer, the rehabilitated building will initially be utilized as a sales office for this development. The Township should reserve granting final plan approval until the proposal has been reviewed by the Township’s Historical Commission. The Township should ensure that the proposed building addition is both historically sensitive to, and in proportion with, the existing historic structure.

11. We endorse the incorporation of sidewalks into the plan. Sidewalks are considered an essential element for new construction in the Suburban Landscape.

ADMINISTRATIVE NOTES:

12. The plan identifies that conditional use approval is required, pertaining to the construction of multifamily residential development in the VMX zoning district. The Township should verify that any conditions of approval are incorporated into the final plan. The final plan should accurately note the date and any conditions set as part of the conditional use approval. The PA Municipalities Planning Code (MPC) allows the Township to add reasonable conditions and safeguards, in addition to those expressed in the zoning ordinance, as it may deem necessary to implement the purposes of the MPC and the zoning ordinance.

13. The applicant is requesting six waivers from the provisions of the Township Subdivision and Land Development Ordinance, and one waiver from the Township Stormwater Management Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage.

14. The site contains delineated wetlands, and General Note 22 states that the applicant shall obtain the proper Joint 105 Permit from Pennsylvania Department of Environmental Protection to fill in the existing wetland areas as shown on the site plan. The Township should request documentation of this permit before approving the plan.

Page: 4 August 1, 2014 Re: Preliminary/Final Land Development - Linden Hall # LD-7-14-10151 - East Whiteland Township

15. The items on the attached agency contact list should be addressed and reflected in the proposed land development.

16. 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.

RECOMMENDATION: The Commission recommends that all East Whiteland Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF Attachment cc: B&B Homes, Inc. Linden Hall Development LLC Edward B. Walsh & Associates, Inc. The Benson Companies, LLC William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District August 1, 2014 Jeffrey Eastburn, Assistant Township Manager Franklin Township PO Box 118 Kemblesville, PA 19347 Re: Final Land Development - Franklin Township Salt Storage Building # LD-7-14-10165 - Franklin Township Dear Mr. Eastburn: A final land development plan entitled "Franklin Township Salt Storage Building", prepared by LTL Consultants, Ltd., and dated July 1, 2014, was received by this office on July 11, 2014. The land development is situated south of Route 896 and east of Kemblesville-Elkton Road and involves the construction of a 2,400 square foot salt storage facility, on the 5.40 acre Township Building parcel (UPI #72-5-70-E). No new sewage disposal or water supply is proposed. The project site is located in the V-Village zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Franklin Township. We offer the following comments on the proposed land development for your consideration:

LANDSCAPES:

1. The project site is located within the Rural Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed land development is consistent with the guidelines of the Rural Center Landscape.

WATERSHEDS:

2. In July 2013, the “County-Wide Act 167 Stormwater Management Plan for Chester County, PA” was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality’s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County’s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan.

3. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and to ensure that the proposed activity

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 1, 2014 Re: Final Land Development - Franklin Township Salt Storage Building # LD-7-14-10165 - Franklin Township

achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

4. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the upper reaches of the Christina River watershed, the western portion of the Township property however is located in the Big Elk Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Christina River watershed include: restoration of water quality of “impaired” streams, reduction of stormwater runoff, and, protection of vegetated riparian corridors.

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Christina River watershed can be found in Part 10 of Watersheds.

PRIMARY ISSUES: 5. The plan requests ten (10) waivers from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage.

6. The Township should verify that the structure is designed to prevent the dispersion of the road deicing product as much as possible; this is of particular importance if sodium chloride (NaCl) is used by the Township. Granular or dissolved common salt (NaCl) that is carried away from the storage facility will have immediate negative impacts on the surrounding natural systems and could locally contaminate groundwater resources.

ADMINISTRATIVE NOTES:

7. The item on the attached agency contact form should be addressed and reflected in the proposed land development.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Franklin Township requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary

Page: 3 August 1, 2014 Re: Final Land Development - Franklin Township Salt Storage Building # LD-7-14-10165 - Franklin Township

RTB/GPB cc: John Auerbach, Board of Supervisors Chairman Ralph Olivier, Planning Commission Chairman Joan N. McVaugh, Township Manager Sharon Norris, Franklin Township Secretary LTL Consultants, Ltd. Chester County Conservation District August 18, 2014 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Preliminary Land Development - Swedesford Partners LP # LD-7-14-10169 - East Whiteland Township

Dear Ms. Woodman:

A preliminary land development plan entitled “Swedesford Partners LP,” prepared by Edward B. Walsh & Associates, Inc., and dated June 3, 2014, was received by this office on July 24, 2014.. The land development is situated on the north side of Swedesford Road west of Bacton Hill Road and involves the construction of three warehouse/office buildings totaling 128,600 square feet and 159 parking spaces on a 15.7 acre site (UPI # 42-3-78, 42-3-79 and 42-3-80.1). The project site, which is served by public water and sewer, is located in the I Industrial zoning district.

The applicant also proposes the consolidation of the three parcels that comprise the project site into a single 15.7 acre parcel. This preliminary subdivision is addressed by the Commission in a separate review (CCPC# SD-7-14-10168, dated August 18, 2014).

BACKGROUND:

1. The Chester County Planning Commission has previously reviewed a preliminary land development on UPI #42-3-79 and #42-3-80.1 (14.33 acres) regarding the construction of three office/warehouse buildings totaling 114,000 square feet and 325 parking spaces (CCPC# 5649-6, dated September 1, 2009). According to our records, this prior land development plan has not been approved by East Whiteland Township.

LANDSCAPES:

2. 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 guidelines of the Suburban Landscape.

WATERSHEDS:

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 18, 2014 Re: Preliminary Land Development - Swedesford Partners LP # LD-7-14-10169 - East Whiteland Township

priority management objectives identified in Watersheds for consideration in land development and land use planning within the (East) Valley Creek watershed include: reduce stormwater runoff, restore water quality of “impaired” streams, and protect/enhance historic, cultural and recreational resources.

5. The site is located in an area designated by the Pennsylvania Department of Environmental Protection (DEP) as a Special Protection Watershed. Special Protection Watersheds are important because Chester County’s High Quality and Exceptional Value Watersheds may be especially sensitive to degradation and pollution that could result from development. The DEP or the municipality may impose stricter limitations on proposed wastewater and stormwater discharges in these watersheds, and special care should be exercised in the design, construction, operation and maintenance of stormwater control facilities in these areas to prevent degradation of the waters of the Commonwealth.

6. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

7. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as “impaired” and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

Page: 3 August 18, 2014 Re: Preliminary Land Development - Swedesford Partners LP # LD-7-14-10169 - East Whiteland Township

PRIMARY ISSUES:

8. The plan depicts the location of a pedestrian trail across the southern portion of the site, to the immediate south of the driveway area around Building III. This trail extends from the adjoining Malvern Hunt development to the west to the adjoining Swanenberg Property to the east, which is identified in the Township’s 2003 Park and Recreation Plan as a Township-Owned Community Park. The Proposed Township-Wide Trail System Map in the Township’s 2003 Park and Recreation Plan depicts a “High Priority Trail Link” traversing the project site. The Township should review the location and design of the proposed pedestrian trail. We recommend that all trail corridor location and design details be incorporated into the final plan document, and also that this trail be constructed prior to the Township issuing any building occupancy permits for this development.

9. Primary vehicular access will be provided from Swedesford Road, with an emergency access connection provided from an adjoining parcel to the east (UPI# 42-3-57). The Township’s emergency service providers should be requested to review the proposed emergency access arrangement.

10. The applicant proposes a 30 foot wide right-of-way on the north side of Swedesford Road which, according to General Note 6 on Sheet 1, is offered for dedication to the Township. The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies Swedesford Road as a minor collector road. The memorandum recommends a 60 to 80 foot-wide right-of-way for minor collector roads to accommodate future road improvement. The proposed right-of-way is appropriate for a minor collector road.

11. The site is underlain by carbonate geology in which the presence or potential may exist for formation and/or expansion of solution channels, sinkholes and other potentially dangerous karst features and the associated risk of groundwater contamination. These features present significant risks and challenges that often can be overcome and avoided with careful stormwater management design. The location, type, and design of stormwater facilities and best management practices (BMPs) should be based on a site evaluation conducted by a qualified licensed professional that ascertains the subsurface soil, rock and groundwater conditions that are relevant to formation of karst features, and the PA BMP Manual or other design guidance acceptable to the Municipal Engineer. Where site conditions preclude achieving the required stormwater infiltration or water quality volume, other conservation development design techniques and BMPs should be used to reduce as much as possible the total volume and pollutant load of stormwater released to streams.

ADMINISTRATIVE NOTES:

12. It is specified on Sheet 1 that, on April 26, 2010 and May 26, 2014, the Township Zoning Hearing Board granted the applicant relief from the building setback, fencing, landscaping and parking provisions of the Township Zoning Ordinance. Prior to granting final plan approval, the Township should verify that the plan conforms to the decisions issued by the Township Zoning Hearing Board, and any conditions of approval issued by the Board should be indicated on the final plan.

13. In its review of the proposed Lighting Plan (Sheet 10), the Township should ensure the illumination provided for this development is oriented to reduce glare and visual impact upon the adjoining Malvern Hunt development to the west, which is zoned R-2 Residential.

Page: 4 August 18, 2014 Re: Preliminary Land Development - Swedesford Partners LP # LD-7-14-10169 - East Whiteland Township

14. The plan indicates that a portion of the proposed development activity will be situated within the existing 125 foot wide PECO overhead electric and telephone easement right-of-way which traverses the western portion of the project site. The applicant should contact PECO to obtain use restrictions associated with this existing right-of-way. The applicant should provide the Township with appropriate documentation that PECO has reviewed and approved the proposed development activity within this existing right-of-way.

15. The site contains areas of hydric (wet) soils (GnB2 Glenville) 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.

16. The applicant is requesting eight waivers from the provisions of the Township Subdivision and Land Development Ordinance, and two waivers from the provisions of the Township Stormwater Management Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage.

17. The item on the attached agency contact list should be addressed and reflected in the proposed land development.

18. 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.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Township requirements be satisfied before action is taken on this preliminary land development plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF Attachment cc: Swedesford Partners LP Brian Forcine and Mark Bevevino Edward B. Walsh & Associates, Inc. William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Chester County Conservation District August 5, 2014

Scott T. Piersol, Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA 19335

Re: Preliminary/Final Land Development - Applecross Country Club Golf Course # LD-7-14-10179 - East Brandywine Township

Dear Mr. Piersol:

A preliminary/final land development plan entitled “Applecross Country Club Golf Course,” prepared by Wilkinson & Associates, Inc., and dated July 3, 2014, was received by this office on July 14, 2014. The 56.5 acre project site (UPI# 30-5-1087), aka Parcel G-5 within Phase 1A of the Applecross development, is situated on the west side of Zynn Road south of East Reeceville Road. The applicant proposes the expansion of the existing golf course facilities, which includes the construction of 25,405 square feet of additional building area and 49 additional parking spaces. The application materials state that, in addition to the construction of a new golf clubhouse, the applicant proposes the adaptive reuse of the Trego Properties Barn as a bar and grill, along with the conversion of the existing (aka temporary) clubhouse into a permanent banquet facility. The project site, which is served by public water and sewer, is located in the R-2 Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Brandywine Township. We offer the following comments on the proposed land development for your consideration:

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 guidelines of the Suburban Landscape.

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Beaver Creek subbasin of the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff, restore water quality of “impaired” streams, and protect vegetated riparian corridors.

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 5, 2014 Re: Preliminary/Final Land Development - Applecross Country Club Golf Course # LD-7-14-10179 - East Brandywine Township

found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds.

3. In July 2013, the “County-Wide Act 167 Stormwater Management Plan for Chester County, PA” was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality’s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County’s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan.

4. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as “impaired” and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

5. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

ADMINISTRATIVE NOTES:

6. The Trego Properties Barn is identified as Historic Resource 104.1 in the Township’s Comprehensive Plan. The Township should reserve granting final plan approval until the proposal has been reviewed by the Township’s Historical Commission.

7. Plan Note 5 on Sheet 2 states that, on June 3, 2014, the Township granted two special exceptions for this project, along with a variance to permit a maximum building height of 38 feet for the proposed golf clubhouse, with two conditions of approval. Prior to granting final plan approval, the Township should verify that the plan conforms to the decision issued by the Township Zoning Hearing Board.

8. The site plan indicates that the project site contains areas of hydric (wet) soils (GnB Glenville) which have limitations to development. These limitations include drainage problems due to low permeability, low runoff rates and sub-surface saturation. 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.

Page: 3 August 5, 2014 Re: Preliminary/Final Land Development - Applecross Country Club Golf Course # LD-7-14-10179 - East Brandywine Township

9. The item on the attached agency contact list should be addressed and reflected in the proposed land development

10. 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.

RECOMMENDATION: The Commission recommends that all East Brandywine Township requirements be satisfied, and the issues raised in this letter be addressed, before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF Attachment cc: Pulte Group Applecross Club Operations, LLC Wilkinson & Associates, Inc. Pulte Homes of PA, LP Hudson L. Voltz, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair Chester County Conservation District M E M O R A N D U M

August 13, 2014

To: Mary R. Bird, Manager Schuylkill Township 111 Valley Park Road Phoenixville, PA 19460

From: Ronald T. Bailey, AICP, Secretary

Re: Sketch Plan - New Early Learning Center # LD-7-14-10185 - Schuylkill Township

Part of the County's Act 247 review program provides for informal, unofficial reviews of anticipated development at the sketch plan level of submission. This memorandum provides informal staff guidance at the sketch or conceptual stage in the design of the proposed development.

The staff focuses primarily upon design and procedure-related issues and concerns to assist the applicant and Schuylkill Township in their review of the proposal prior to the official submission. This memorandum does not replace the need for an official referral by Schuylkill Township of the preliminary or final plan, as required by the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Schuylkill Township. DESCRIPTION:

An unofficial sketch plan entitled "New Early Learning Center", prepared by T&M Associates, and dated July 8, 2014 was received by this office on July 14, 2014. The sketch plan proposal is situated on the north side of West Pothouse Road, west of the intersection with State Street (Route 29) and involves the construction of a 152,835 square foot New Early Learning Center with 244 parking spaces sited on a 50.15 acre site (UPI #27-5D-10.1). The site is the current location of the Meadowbrook Golf Course.

AREA EVALUATION:

The relevant land use planning policies and regulations that apply to the site are as follows:

1. This site is served by public water and sewer facilities.

2. The site is currently zoned R-2 Medium Density Residential.

3. The site of the New Early Learning Center is located within the Suburban Landscape adjacent to the Urban Landscape that encompasses Phoenixville and its surrounding community.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 13, 2014 Re: Sketch Plan - New Early Learning Center # LD-7-14-10185 - Schuylkill Township

4. The site is designated Medium Density Residential in the Phoenixville Regional Comprehensive Plan Future Land Use Map.

LANDSCAPES:

5. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land use is consistent with the guidelines of the Suburban Landscape. PRIMARY ISSUES:

6. The site of the New Early Learning Center is currently zoned R-2 Medium Density Residential, which does not permit educational facilities. The plan notes indicate that the applicant will pursue a zoning map and ordinance amendment to rezone the site to the PFZ-Public Facilities District. A map of the rezoning and proposed ordinance language revisions were included with this submission; they were included for informational purposes only and not submitted for PA Municipalities Planning Code (Act 247) review at this time. 7. A PennDOT permit is required for any new access or modification of an existing access onto Pothouse Road (State Route 1036), as required by Section 508(6) of the Municipalities Planning Code. The PennDOT permit number should be displayed on the final plan. 8. The plan shows that the facility will have an extensive network of sidewalks and paths. We recommend that these paths be connected to the sidewalk network in Pickering Glen, to the Phoenixville High School area, to the trail near Route 29 and Pothouse Road, and to the surrounding community. We also recommend that sidewalks along State Street (State Route 29) be extended to the intersection with Pothouse Road.

9. The submitted plan does not show any proposed landscaping or screening between the proposed school and the surrounding residential uses. While we recognize that sketch plans are conceptual, the applicant should be aware adequate screening and buffering between dissimilar uses helps to offset some of the negative effects and to reduces the possibility of future conflicts. The Township Subdivision and Land Development ordinance specifies these requirements in Schuylkill Township.

10. While we acknowledge that emergency service vehicles will be able to access the proposed facility from Pothouse Road and the high school parcel, we recommend that the proposed elementary school have a second full access to a public road. This would provide a second access to the school if the Pothouse Road access point were to be blocked by an accident. One way this could be achieved would be to extend the driveway serving the Maintenance Building to connect to Campbell Lane.

11. The Township should assess the need for a traffic impact study. The addition of a new access point to the school on Pothouse Road could have negative impacts on safety and traffic flow during the peak hours. A traffic impact study would help to identify existing and future traffic issues related to the construction of the school as well as identify potential solutions.

We appreciate the opportunity to be a party to the design process prior to engineering and the associated costs which may preclude design revisions. If you have any questions in regard to this memorandum, we will be glad to discuss this project at your convenience.

Page: 3 August 13, 2014 Re: Sketch Plan - New Early Learning Center # LD-7-14-10185 - Schuylkill Township

RTB/GPB cc: Phoenixville Area School District Keith Lieberman, T&M Associates August 13, 2014 P.J. Scheese, Secretary East Nottingham Township, Planning Commission 158 Election Road Oxford, PA 19363 Re: Preliminary/Final Land Development - Family Dollar - Oxford # LD-7-14-10187 - East Nottingham Township

Dear Ms. Scheese:

A preliminary/final land development plan entitled "Family Dollar - Oxford", prepared by Core States, and dated July 11, 2014, was received by this office on July 16, 2014. The land development is situated on the west side of Baltimore Pike, south of Waterway Road and involves the construction of an 8,320 square foot retail store on a 1.44 acre site (UPI #69-6-132). The site will be served by public water and sewer service. The project site is located in the C-2 Highway Commercial zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). 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. We offer the following comments on the proposed land development for your consideration:

LANDSCAPES:

1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed land use is consistent with the guidelines of the Suburban Landscape.

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the lower subbasin of the Octoraro Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Octoraro Creek watershed include: restore water quality of “impaired” streams and ground water, reduce agricultural nonpoint source pollutants, and implement comprehensive stormwater management.

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Octoraro Creek watershed can be found in Part 10 of Watersheds.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 13, 2014 Re: Preliminary/Final Land Development - Family Dollar - Oxford # LD-7-14-10187 - East Nottingham Township

3. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

PRIMARY ISSUES:

4. The Township Fire Marshal should verify the design, specifications and location of all proposed fire-protection facilities.

5. The Township should verify whether a PennDOT permit is required for reopening the existing access onto Baltimore Pike (State Route 3026), as required by Section 508(6) of the PA Municipalities Planning Code. The PennDOT permit number should be displayed on the final plan. Modification of the signal timing may also be required because of the reopening of this access.

6. The Township should verify that the design of the proposed outdoor lighting plan (as depicted on Sheet # C16) conforms to Township ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses.

ADMINISTRATIVE NOTES:

7. The items on the attached agency contact form should be addressed and reflected in the proposed land development.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all East Nottingham Township requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/GPB Attachment cc: Boos Development Group, Inc. Core States Chester County Conservation District Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, PennDOT August 15, 2014 Gregory E. Prowant, AICP, Manager Caln Township 253 Municipal Drive Thorndale, PA 19372 Re: Final Land Development – Creek Road Business Park - Softmart Inc. # LD-7-14-10190 - Caln Township

Dear Mr. Prowant:

A final land development plan entitled "Creek Road Business Park - Softmart Inc.", prepared by DL Howell and dated June 6, 2014, was received by this office on July 17, 2014. The land development is situated on the west side of Parkside Drive, south of the State Route 30 Bypass and involves the construction of an 87,000 square foot office building and 464 parking spaces on a 18.19 acre site (UPI #39-2-62, 39-2-50.1). The site will be served by public water and public sewer facilities and is located in the I-1 Industrial zoning district. The plan also includes a subdivision of a 9,387 square foot parcel along Parkside Avenue that will be conveyed to Caln Township.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Caln Township. We offer the following comments on the proposed land development for your consideration:

LANDSCAPES:

1. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The Urban Landscape includes the County’s historic population centers, which demonstrate a traditional development pattern characterized by grid street patterns with alleys. These areas serve as centers for commercial, civic, and cultural activities for the surrounding area. The proposed subdivision and land development are consistent with the guidelines of the Urban Landscape.

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include:

• reduce stormwater runoff, • restore water quality of “impaired” streams, and • protect vegetated riparian corridors.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 15, 2014 Re: Final Land Development - Creek Road Business Park - Softmart Inc. # LD-7-14-10190 - Caln Township

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds. PRIMARY ISSUES:

3. The Township’s emergency service providers should be requested to review the plan to ensure that safe access and egress is provided for this site. 4. The Township Fire Marshal should verify the design and location of all proposed fire-protection facilities.

5. The plan shows 464 parking spaces while the plan indicates that the Township Zoning Ordinance requires 348 spaces. We suggest that the applicant and the Township evaluate the actual anticipated parking demand for this facility, and determine whether 116 extra parking spaces will be necessary. If fewer spaces are required, we suggest that the extra spaces could be landscaped and held in reserve instead of being paved. The reserved 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. Parking spaces near the periphery of the parking lot could be considered for reservation because of their distance from the building and because no stormwater management inlets or other facilities would be affected.

In addition, we recommend that the vehicle travel aisles serving the main parking area be oriented in a north-south direction instead of east-west, to limit potential conflicts between vehicles and pedestrians. This revised orientation would allow pedestrians to walk along a travel lane and in the direction of vehicle travel, instead of crossing the travel lanes at right angles. This parking lot circulation pattern is illustrated in the “Parking Facilities: Design” eTool, at http://chescopagreen.org/ToolsLandscape/Urban/ParkingDesign.cfm. 6. The plan shows a10-foot tall "sound fence" along Parkside Avenue. The Township may wish to ask the applicant for data regarding how this fence will reduce the effects of sounds from the site.

7. The Township should verify that the design of the proposed outdoor lighting plan (as depicted on Sheet 5) conforms to Township ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses.

8. The applicant should consider reserving a location for a future public transit stop in the site, potentially near the site’s entrance. 9. The Township should ensure that this proposal conforms to the requirements of the Chester County Department of Emergency Services relating to the provision of emergency radio “in-building” amplifying equipment, to ensure the continuity of reliable emergency radio communications using the Chester County radio system. The applicant should contact the County Department of Emergency Services Technical Division at 610-344-5000 for more information on this issue.

10. The land development plan includes two vegetated bio-retention areas. We commend the applicant for using innovative stormwater management designs. The Township Engineer should evaluate the

Page: 3 August 15, 2014 Re: Final Land Development - Creek Road Business Park - Softmart Inc. # LD-7-14-10190 - Caln Township

design of these proposed bio-retention areas to ensure that they will function properly.

11. Note 34 indicates that a supplemental traffic impact study will be prepared within 45 days after identifying the additional traffic impacts from the tenants in the building, and that additional traffic improvements will be implemented as directed by the Township. The applicant and the Township should determine whether future traffic improvements may require revisions to the final plan after the plan is approved.

ADMINISTRATIVE NOTES:

12. 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.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Caln Township requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/WSB cc: Softmart John Contento, President, Caln Township Board of Commissioners David M. Lamb Jr., Chairman, Caln Township Planning Commission Cheryl Lafferty, Secretary, Caln Township Planning Commission J. Loew Property Management Inc. DL Howell Chester County Department of Emergency Services Technical Division August 12, 2014 Kirby Hudson, Manager City of Coatesville One City Hall Place Coatesville, PA 19320

Re: Preliminary Land Development - Family Dollar # LD-7-14-10215 - City of Coatesville

Dear Mr. Hudson:

A preliminary land development plan entitled “Family Dollar,” prepared by Core States, and dated July 8, 2014, was received by this office on July 21, 2014. The land development is situated on the southeast corner of the Lincoln Highway (Business Route 30) and 4th Avenue, and the north side of Harmony Street, and involves the construction of a 8,320 square foot retail building and 23 parking spaces on a 0.87 acre site (UPI #16-6-313). The existing building on the site will be removed. Vehicular access will be provided from both the Lincoln Highway and Harmony Street. The project site, which is served by public water and sewer, is located in the C-2 Central Business zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of City of Coatesville. We offer the following comments on the proposed land development for your consideration:

LANDSCAPES:

1. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the guidelines of the Urban Landscape.

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the west branch subbasin of the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff and restore water quality of “impaired” streams.

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 12, 2014 Re: Preliminary Land Development - Family Dollar # LD-7-14-10215 - City of Coatesville

4. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and, to ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

5. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as “impaired” and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

PRIMARY ISSUE:

6. The applicant should provide for a building entrance along the Lincoln Highway corridor. The site plan (Sheet 4) indicates that the main building entrance faces the proposed parking facilities to the east, with a proposed egress door provided on 4th Avenue.

ADMINISTRATIVE NOTES:

7. The City should review the adequacy of the proposed landscaping/fencing provisions, particularly pertaining to the dumpster/compactor facilities, which are situated along 4th Avenue.

8. The item on the attached agency contact list should be addressed and reflected in the proposed land development.

9. 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.

Page: 3 August 12, 2014 Re: Preliminary Land Development - Family Dollar # LD-7-14-10215 - City of Coatesville

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all City requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF Attachment cc: Buckley, Brion, McGuire & Morris LLP Coatesville Bible Fellowship Core States Boos – Coatesville LLC Joseph Hamrick, City Council President Mark Kahler, Planning Commission Chair Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT M E M O R A N D U M August 12, 2014

To: Betsy Brantner, Manager Oxford Borough 401 Market Street P.O. Box 380 Oxford, PA 19363

From: Ronald T. Bailey, AICP, Secretary

Re: Sketch Plan - Whitehall Acres Apartments # LD-7-14-10233 - Oxford Borough

The staff focuses primarily upon design and procedure-related issues and concerns to assist the applicant and Oxford Borough in their review of the proposal prior to the official submission. This memorandum does not replace the need for an official referral by Oxford Borough of the preliminary or final plan, as required by the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Oxford Borough.

DESCRIPTION:

An unofficial sketch plan entitled Whitehall Acres Apartments, prepared by James Sassano Associates, Inc., and dated March 11, 2014, was received by this office on July 23, 2014. The 6.29 acre project site (UPI# 6-9-77) is situated on the north side of South Street and the west side of South Fifth Street. The applicant proposes the construction of a 2,500 square foot community building for the existing apartment complex, along with various vehicular access, parking, and stormwater management improvements. The project site, which is served by public water and sewer, is located in the R-2 Residential zoning district.

LANDSCAPES:

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Little Elk Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Little Elk Creek watershed include: protect ground water resources and implement comprehensive stormwater management.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 12, 2014 Re: Sketch Plan - Whitehall Acres Apartments # LD-7-14-10233 - Oxford Borough

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Little Elk Creek watershed can be found in Part 10 of Watersheds.

3. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as “impaired” and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

PRIMARY ISSUE:

6. While we acknowledge that concrete sidewalks and asphalt walkways are provided throughout the development, the site plan does not appear to indicate that the existing sidewalk/walkway network extends to the 21 parking spaces located in the southeast corner of the project site. The applicant should consider extending the sidewalk/walkway network to this existing parking area. The applicant should also consider extending the existing asphalt walkway to the south of Buildings 11 through 13 to directly connect to the proposed community building.

RTB/PF cc: Ron Hershey, Borough Council President Gary Tozzo, Planning Commission Chair Oxford Crossings Apartments, L.P. James Sassano Associates, Inc. (Attn. Richard Clemson, P.E.) August 15, 2014 Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA 19380

Re: Final Land Development - B200 CMC Lab Renovation # LD-7-14-10277 - West Goshen Township

Dear Mr. LaLonde:

A final land development plan entitled “B200 CMC Lab Renovation,” prepared by Chester Valley Engineers, Inc., and dated July 23, 2014, was received by this office on July 29, 2014. The land development is situated on the north side of Brandywine Parkway east of Route 202 and involves the construction of a 1,240 square foot addition to an existing industrial building on a 17.59 acre site (UPI #52-3-100.3G). The project site, which is served by public water and sewer, is located in the I-1 Campus Light Industrial zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Goshen Township. We offer the following comments on the proposed land development for your consideration:

BACKGROUND:

1. The Chester County Planning Commission previously reviewed a land development proposal for this site, pertaining to the construction of a 2,370 square foot building addition (CCPC# LD-1-10-1237, “Cephalon, Inc.,” dated February 4, 2010). According to our records, this land development plan was approved by West Goshen Township on February 16, 2010.

LANDSCAPES:

ADMINISTRATIVE NOTES:

3. While it is identified on the land development plan sheet that the proposed building addition will be 1,238 square feet, the site plan and grading plan pages indicate that the proposed building area will be 1,240 square feet. This should be clarified by the applicant.

4. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 15, 2014 Re: Final Land Development - B200 CMC Lab Renovation # LD-7-14-10277 - West Goshen Township

RECOMMENDATION: The Commission recommends that all West Goshen Township requirements be satisfied and the administrative issues raised in this letter be addressed before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary cc: TEVA Pharmaceuticals Chester Valley Engineers, Inc. August 18, 2014

Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA 19380

Re: Final Land Development - Pica's # LD-7-14-10282 - West Goshen Township

Dear Mr. LaLonde:

A final land development plan entitled “Pica’s,” prepared by Edward B. Walsh & Associates, Inc., and dated December 11, 2012, and last revised July 14, 2014, was received by this office on July 29, 2014. The land development is situated on the north side of West Chester Pike (Route 3), south of East Strasburg Road and west of Ellis Lane and involves the construction of a 7,796 square foot restaurant building and 95 parking spaces on a 1.77 acre site (UPI #52-6A-33 and 52-6A-34). The existing buildings on the site will be removed. The project site, which is served by public water and sewer, is located in the C-4 Special Limited Business and Apartment zoning district.

The applicant also proposes the consolidation of the two parcels that comprise the project site into a single 1.77 acre parcel. This final subdivision is addressed by the Commission in a separate review (CCPC# SD-7-14-10281, dated August 18, 2014).

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Goshen Township. We offer the following comments on the proposed land development for your consideration:

BACKGROUND:

1. The Chester County Planning Commission has previously reviewed a land proposal for this site, pertaining to construction of an 8,000 square foot restaurant building and 83 parking spaces (CCPC# LD-12-12-7225, dated January 17, 2013). According to our records, this prior land development was approved by the Township on June 12, 2013 (we note that the current plan submission is identified on the Act 247 County Referral Form as a revision to the prior plan submission).

LANDSCAPES:

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WATERSHEDS:

3. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Chester Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Chester Creek watershed include: reduce stormwater runoff, restore water quality of “impaired” streams, and protect vegetated riparian corridors.

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Chester Creek watershed can be found in Part 10 of Watersheds.

4. In July 2013, the “County-Wide Act 167 Stormwater Management Plan for Chester County, PA” was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality’s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County’s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan.

PRIMARY ISSUES:

5. As stated in our previous review (CCPC# LD-12-12-7225), we recommend that the applicant and Township investigate the (long-range) feasibility of providing vehicular access connections with the adjoining sites to the eats and to the west.

6. We recommend that the applicant and Township consider providing sidewalks along Route 3. The Pedestrian Improvements Map on page 67 of the 2013 Central Chester County Bicycle & Pedestrian Circulation Plan identifies that sidewalks should be provided along the north side of the Route 3 corridor for this area of the Township. A copy of the Central Chester County Bicycle & Pedestrian Circulation Plan is available online at: http://www.chesco.org/DocumentCenter/View/3759.

ADMINISTRATIVE NOTES:

7. The items on the attached agency contact list should be addressed and reflected in the proposed land development.

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.

Page: 3 August 18, 2014 Re: Final Land Development - Pica's # LD-7-14-10282 - West Goshen Township

RECOMMENDATION: The Commission recommends that all West Goshen Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this land development plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF Attachment cc: Pica Properties Frank Pica Edward B. Walsh & Associates, Inc. Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District August 22, 2014

Dan Olpere, Interim Manager West Chester Borough 401 East Gay Street West Chester, PA 19380

Re: Final Land Development - AutoZone Store #6424 # LD-8-14-10326 - West Chester Borough

Dear Mr. Olpere:

A final land development plan entitled “AutoZone Store #6424,” prepared by McIlvried, Didiano, and Mox, LLC, and dated January 15, 2014, was received by this office on August 4, 2014. The land development is situated on the southeast corner of Gay Street (Route 3) and Worthington Street and involves the construction of a 6,816 square foot automotive supply store and 20 parking spaces on a 0.62 acre site (UPI #1-6-1). The existing building on the site will be removed. The project site, which is served by public water and sewer, is located in the CS Commercial Service zoning district. The project site adjoins West Goshen Township.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). 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. We offer the following comments on the proposed land development for your consideration:

LANDSCAPES:

1. The project site is located within the Urban and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the guidelines of the Urban Landscape

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Goose Creek subbasin of the Chester Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Chester Creek watershed include: reduce stormwater runoff and restore water quality of “impaired” streams.

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Chester Creek watershed can be found in Part 10 of Watersheds.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 22, 2014 Re: Final Land Development - AutoZone Store #6424 # LD-8-14-10326 - West Chester Borough

PRIMARY ISSUE:

6. We suggest that, due to potential vehicular conflicts with west-bound traffic and the close proximity of the proposed Gay Street driveway entrance to the Gay Street/Worthington Street intersection, inbound-only vehicular access should be provided on Gay Street.

ADMINISTRATIVE NOTES:

7. We acknowledge that building elevations were included with the plan submission to the County Planning Commission. The Borough should recognize, in its review of the architectural plans and the landscape plan for this project, that the site is situated at the eastern end of the Gay Street corridor in the Borough, and that this project represents an opportunity to improve the visual appearance of the Gay Street corridor.

8. We endorse the construction of new sidewalks on the project site, along with the installation of new accessible sidewalks ramps at the Gay Street\Worthington Street intersection. Sidewalks are an essential design element in the Urban Landscape.

9. The site contains land within the 100 year floodplain. 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

Page: 3 August 22, 2014 Re: Final Land Development - AutoZone Store #6424 # LD-8-14-10326 - West Chester Borough

normally minor floods, and present health and safety problems. The applicant should contact both of these agencies to determine if the proposed development activity will require a permit. The Borough should request documentation of these contacts or permit(s) before approving the plan.

10. The item on the attached agency contact list should be addressed and reflected in the proposed land development.

11. 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, and the Health Department.

RECOMMENDATION: The Commission recommends that all West Chester Borough requirements be satisfied and the issues raised in this letter be addressed before action is taken on this land development plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF Attachment cc: AutoZone Faulmor Associates, LLC McIlvried, Didiano, and Mox, LLC Jordan C. Norley, Borough Council President, West Chester Borough Allen Burke, Planning Commission Chair, West Chester Borough Suzzane Adams, Planning Commission Secretary, West Chester Borough Michael Perrone, Building Housing and Codes Enforcement Director, West Chester Borough Casey LaLonde, Manager, West Goshen Township Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT August 1, 2014 Sandra L. Kelley, Manager Malvern Borough 1 East First Avenue, Suite 3 Malvern, PA 19335 Re: Preliminary/Final Subdivision - 347 Old Lincoln Highway # SD-7-14-10111 - Malvern Borough Dear Ms. Kelley: A preliminary/final subdivision plan entitled "347 Old Lincoln Highway", prepared by Yerkes Associates Inc. and dated June 6, 2014, was received by this office on July 3, 2014. The subdivision is situated on the north side of Old Lincoln Highway, to the west of Raffaela Drive and involves the creation of three lots on a 0.81 acre site (UPI #2-4-41). The site contained a dwelling that has been removed. The lots will be served by public water and public sewer facilities and are located in the R3-B Single Family Detached zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Malvern Borough. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The Urban Landscape includes the County’s historic population centers, which demonstrate a traditional development pattern characterized by grid street patterns with alleys. These areas serve as centers for commercial, civic, and cultural activities for the surrounding area. The location of the proposed subdivision is consistent with the guidelines of the Urban Landscape.

PRIMARY ISSUES:

2. Proposed Lots 1 and 2 will have access to Old Lincoln Highway over a private road. The applicant should verify that the deed to the private road allows the proposed access locations as designed. Additionally, the Borough’s emergency service providers should be requested to review the plan to ensure that safe access and egress is provided for this site over the private road.

3. The applicant should verify that vehicles can exit from the Lot 3 driveway without reversing into Old Lincoln Highway.

ADMINISTRATIVE NOTES:

4. A minimum of four copies of the plan should be presented at the Chester County Planning

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Page: 2 August 1, 2014 Re: Preliminary/Final Subdivision - 347 Old Lincoln Highway # SD-7-14-10111 - Malvern Borough

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.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Malvern Borough requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/WSB cc: Rubino Holdings William Wilfong, IV, Malvern Borough Code/Zoning Officer David G. Bramwell, Malvern Borough Council President David B. Knies, Malvern Borough Planning Commission Chairman Carroll Sinquett, Malvern Borough Planning Commission Secretary L. Patrick Spellman, Yerkes Associates, Inc. A. Joseph Rubino August 1, 2014

Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Preliminary/Final Subdivision - Linden Hall # SD-7-14-10152 - East Whiteland Township

Dear Ms. Woodman:

A preliminary/final subdivision plan entitled “Linden Hall,” prepared by prepared by Edward B. Walsh & Associates, Inc., and dated July 3, 2014, was received by this office on July 9, 2014. The subdivision is situated on the north side of Lancaster Avenue west of Church Road and involves the consolidation of two existing parcels totaling 8.9 acres (UPI #42-4-75 and 42-4-75.1) into a single 8.9 acre parcel. The project site, which is served by public water and sewer, is located in the VMX Village Mixed Use zoning district.

The applicant also proposes the construction of 60 townhouse units on the 8.9 acre project site. This preliminary/final land development is addressed by the Commission in a separate review (LD-7-14-10151, dated August 1, 2014).

LANDSCAPES:

1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed subdivision is consistent with the guidelines of the Suburban Landscape.

ADMINISTRATIVE NOTES:

2. The northern and western portion of the proposed lot is traversed by a sanitary sewer easement, and we note the plan depicts the location of an existing pump station within this easement area. The details of this easement should be incorporated into the deed of the proposed lot.

3. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 1, 2014 Re: Preliminary/Final Subdivision - Linden Hall # SD-7-14-10152 - East Whiteland Township

RECOMMENDATION: The Commission recommends that all East Whiteland Township requirements be satisfied and the administrative issues raised in this letter be addressed before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: B&B Homes, Inc. Linden Hall Development LLC Edward B. Walsh & Associates, Inc. The Benson Companies, LLC William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District August 8, 2014 Thomas Ryan, Manager West Bradford Township 1385 Campus Drive Downingtown, PA 19335

Re: Final Subdivision - Bright Glade Farms # SD-7-14-10155 - West Bradford Township

Dear Mr. Ryan:

A final subdivision plan entitled "Bright Glade Farms", prepared by Commonwealth Engineers Inc. and dated May 27, 2014, was received by this office on July 10, 2014. The subdivision is situated on the east side of Glenside Road, to the north of Marshallton-Thorndale Road and involves the creation of 38 lots on a 84.36 acre site (UPI #50-2-57.72, 50-2-57.71). The lots will be served by public water and public sewer facilities and are located in the R-1 Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Bradford Township. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The Suburban Landscape is dominated by the built environment and is largely served by public sewer and water systems and an auto-dominated transportation network. This Landscape includes developed areas and nearby areas that are planned for additional future development. It is typically characterized by residential subdivisions containing primarily single-family housing. This landscape also contains concentrations of non-residential land uses and the largest employment centers in the county. The location of the proposed subdivision is consistent with the guidelines of the Suburban Landscape.

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes, the 1996 Chester County Comprehensive Plan. Watersheds indicates that this site is located within the East Branch of the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within this watershed includes recommendations to:

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• Reduce stormwater runoff, • Restore water quality of “impaired” streams, and • Protect vegetated riparian corridors

It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within this watershed can be found in Part 10 of Watersheds. PRIMARY ISSUES:

3. The Chester County Planning Commission previously reviewed a subdivision plan for this site (refer to CCPC # 7885-3, dated November 3, 2005). That plan, dated September 27, 2005, was received by this office on October 6, 2005. That plan proposed a subdivision of the 114.732-acre tract into 64 lots, including a lot that would contain an existing dwelling and open space areas including a 14.26-acre public open space area and a 57.93-acre private open space area, and 5,750 feet of roadway. Our records show that the Township approved that subdivision on November 8, 2007.

4. The site contains areas of steep slopes, but it appears that the design avoids disturbing the majority of these areas. We commend the applicant for limiting disturbance to the steep slope areas.

5. The site contains a 100-year flood plain area. Although it does not appear that any development activity will encroach into the floodplain, the applicant should be aware that the County Planning Commission opposes, 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.

6. The plan and 2005 aerial photography indicate that a portion of the site is wooded, although the design of the subdivision avoids the majority of the wooded areas. We commend the applicant for avoiding the wooded areas. 7. The plan indicates that a Home Owners’ Association will be responsible for the proposed common facilities and areas. Ownership, maintenance, use provisions, restrictions, and liability responsibilities associated with any common held amenities should be written into the Home Owners' 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 home owners' association documents to evaluate the document for its completeness and compliance.

8. The Township’s emergency service providers should be requested to review the plan to ensure that the site can provide safe access and egress.

Page: 3 August 8, 2014 Re: Final Subdivision - Bright Glade Farms # SD-7-14-10155 - West Bradford Township

9. The previous subdivision plan for this site proposed 64 lots; the current subdivision proposes 38 lots. "Private Lot 39" and "Private Lot 40" on the current plan are not proposed for development ("Private Lot 39" is designated as "open space" and is also designated on Sheet 2 as "Estate Lot #39", comprising a portion of the total restricted open space area of 53.515 acres on the site). The applicant should clarify whether "Private Lot 39" will be developed in the future.

10. West Bradford Township’s “Creating Connections: Country Paths & Village Sidewalks,” was adopted in 2004 as an amendment to the West Bradford Township Comprehensive Plan. This document includes a proposed Trails Map in Map 3, which shows an extensive “Bright Glade Loop Trail” system in this site. The subdivision plan contains map note 45 stating that the applicant will provide a trail easement along Glenside Road, but no other internal trails are shown that would correspond to the Bright Glade Loop Trail shown in “Creating Connections: Country Paths & Village Sidewalks”. Although this is a final plan, we recommend that the applicant work with the Township to attempt to identify potential trail areas within the site’s proposed open space areas that could help implement the Township’s trail plans.

ADMINISTRATIVE NOTE:

11. 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.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all West Bradford Township requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/WSB cc: Southdown Homes Inc. Commonwealth Engineers Inc. Mark J. Blair, West Bradford Township Board of Supervisors Chairman William Cook, West Bradford Township Planning Commission Chairman John Merva, West Bradford Township Planning Commission Secretary Rich Avicolli, PennDOT Francis J. Hanney, PennDOT Timberlake Townes, Bright Glade LP Southdown Homes Inc. August 1, 2014 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Preliminary/Final Subdivision - RLD Atwater JV, LLC # SD-7-14-10156 - East Whiteland Township

Dear Ms. Woodman:

A preliminary/final subdivision plan entitled “RLD Atwater JV, LLC,” prepared by Bohler Engineering, and dated July 2,014, was received by this office on July 9, 2014. The subdivision is situated on the east side of Morehall Road south of Yellow Springs Road and involves the creation of two lots from a 149.4 acre site (UPI #42-2-8.3). No development activity is proposed as part of the current plan submission. The project site, which is served by public water and sewer, is located in the O/BP Office Business Park zoning district and the Turnpike Interchange Overlay O/BPS and RMS districts. The project site adjoins Tredyffrin Township to the east.

BACKGROUND:

1. The County Planning Commission has reviewed numerous plan submissions for the East Whiteland Township portion of the Atwater site, the latest of which (CCPC# SD-1-14-9165, dated February 3, 2014), addressed the subdivision of Lot 15 (28.29 acres) from the remaining Atwater land in East Whiteland Township, along with formally recognizing a separate lot created by the right-of-way acquired by the Pennsylvania Turnpike for the Turnpike slip ramp (“Turnpike Remnant Lot”). According to our records, this plan submission was approved by East Whiteland Township on February 12, 2014. The current submission involves the further subdivision of Lot A of the previously approved plan.

2. It is our understanding that, according to a July 15, 2014 telephone conversation with the applicant’s attorney, the purpose of this subdivision plan is the creation of new parcels for the future residential development of the East Whiteland Township portion of the Atwater site. The County Planning Commission recently reviewed a zoning map amendment petition from the developer of the Atwater site, which proposed that a 3.79 acre portion of the existing Turnpike Interchange Overlay District - O/BPS be changed to Turnpike Interchange Overlay District – RMH (CCPC# ZM-5-14-9863, dated June 4, 2014). According to our records (as of July 22, 2014), the Township has not adopted this zoning map amendment. It appears, according to our copy of Sheet 2 of the Zoning Exhibit included with the prior zoning map amendment, that Lot 2 will be situated entirely within the revised RMH Overlay District area.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 1, 2014 Re: Preliminary/Final Subdivision - RLD Atwater JV, LLC # SD-7-14-10156 - East Whiteland Township

LANDSCAPES:

3. The project site is located within the Suburban Landscape and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed subdivision is consistent with the guidelines of the Suburban Landscape.

ADMINISTRATIVE NOTES:

4. The project site contains numerous easement areas, which include sanitary and storm sewer easements in favor of Lot 2. The details of these easements should be incorporated into the deeds of the appropriate lots.

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.

RECOMMENDATION: The Commission recommends that all East Whiteland Township requirements be satisfied, and the administrative issues raised in this letter be addressed, before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Riley, Riper, Hollin & Colagreco TC Atwater Land LP Bohler Engineering RLD Atwater JV LLC William Holmes, Board of Supervisors Chair, East Whiteland Township Gregory Davis, Planning Commission Chair, East Whiteland Township Maureen Perri, Planning Commission Secretary, East Whiteland Township William F. Martin, Manager, Tredyffrin Township August 18, 2014

Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Preliminary Subdivision - Swedesford Partners LP # SD-7-14-10168 - East Whiteland Township

Dear Ms. Woodman:

A preliminary subdivision plan entitled "Swedesford Partners LP", prepared by Edward B Walsh & Associates, and dated June 3, 2014, was received by this office on July 24, 2014. The subdivision is situated on the north side of Swedesford Road west of Bacton Hill Road and involves the consolidation of three parcels totaling 15.70 acres (UPI #42-3-79, 42-3-78 and 42-3-80.1) into a single 15.7 acre parcel. The project site, which is served by public water and sewer, is located in the I Industrial zoning district.

The applicant also proposes the construction of three warehouse/office buildings totaling 128,600 square feet on the 15.7 acre project site. This preliminary land development submission is addressed by the Commission in a separate review (CCPC# LD-7-14-10169, dated August 18, 2014).

BACKGROUND:

1. The Chester County Planning Commission previously reviewed a subdivision plan submission that proposed the consolidation of UPI# 42-3-79 and #42-3-80.1 into a single 14.33 acre parcel (CCPC# 5649-5, dated September 1, 2009). According to our records, this prior subdivision plan submission has not been approved by East Whiteland Township.

LANDSCAPES:

2. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the guidelines of the Suburban Landscape.

ADMINISTRATIVE NOTES:

3. The western portion of the project site is traversed by a 125 foot wide PECO overhead electric and telephone easement right-of-way. The details of the location of this right-of-way should be incorporated into the deed of the proposed lot.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 18, 2014 Re: Preliminary Subdivision - Swedesford Partners LP # SD-7-14-10168 - East Whiteland Township

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Swedesford Partners LP Brian Forcine and Mark Bevevino Edward B. Walsh & Associates, Inc. William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Chester County Conservation District August 15, 2014 Daniel C. Fox, Manager Easttown Township PO Box 79 Devon, PA 19333 Re: Preliminary/Final Subdivision - 13 Woodside Avenue # SD-7-14-10183 - Easttown Township Dear Mr. Fox: A preliminary/final minor subdivision plan entitled "13 Woodside Avenue", prepared by Site Engineering Concepts LLC and dated July 3, 2014, was received by this office on July 16, 2014. The subdivision is situated on the east side of Woodside Avenue and on the south side of Berwyn Avenue and involves the creation of two lots on a 0.26 acre site (UPI #55-2L-179). The lots will be served by public water and public sewer facilities and are located in the R-5 Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Easttown Township. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Suburban Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the guidelines of the Suburban Center Landscape.

PRIMARY ISSUES:

2. It does not appear that the plan proposes sidewalks along Berwyn Avenue and Woodside Avenue. We note that sidewalks are located in the vicinity of the site (although not on the applicant’s side of Berwyn Avenue and Woodside Avenue). We suggest that the Township consider whether the applicant should include sidewalks into the plan, which may permit their eventual connection to the existing sidewalk system in the area. Sidewalks are considered an essential element for new construction in the Suburban Center Landscape.

3. The plan proposes the use of porous pavement in the parking area as well as in the sidewalk. In addition, a vegetated roof is proposed. We endorse the use of such innovative designs to manage stormwater. However, the use of porous pavement and a vegetated roof in a single-family dwelling is unusual, and we suggest that the maintenance of the porous pavement and the roof will be an ongoing and critical responsibility of the site's owner. The Township should ensure that the "stormwater management facility ownership and maintenance notes" on Sheet 4 of 5 are strictly observed. The Township may also want to determine how the five foot elevation change between the porous parking area and the grade to the east will affect the subsurface flow of stormwater under the parking area, especially in the event that the porous pavement becomes impermeable

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Page: 2 August 15, 2014 Re: Preliminary/Final Subdivision - 13 Woodside Avenue # SD-7-14-10183 - Easttown Township

due to lack of maintenance or other failure. Specifically, we suggest that the applicant indicate where the water that passes through the porous paving material will be stored during storm events and explain how this water will be recharged into the ground water system. We recommend that the design avoid conditions whereby the water passes through the porous materials and then passes onto the adjacent lot to the east.

The Township may wish to request the right to enter the site and remediate any future condition that results in the failure of the stormwater management system, as a condition of approval. This condition could also be expressed as a deed restriction.

ADMINISTRATIVE NOTES:

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.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Easttown Township requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/WSB cc: Denise Lehmann Site Engineering Concepts LLC August 1, 2014 Jane R. Laslo, Manager East Marlborough Township 721 Unionville Road Kennett Square, PA 19348 Re: Final Subdivision - Barbara L. Cocks Trust # SD-7-14-10184 - East Marlborough Township Dear Ms. Laslo: A final subdivision plan entitled "Barbara L. Cocks Trust", prepared by Regester Associates Inc. and dated July 3, 2014 was received by this office on July 16, 2014. The subdivision is situated on the north side of Street Road (State Route 926) and on the west side of Mill Road and involves the creation of two lots on a 109.70 acre site (UPI #61-5-3). No new sewage disposal or water supply is proposed. The project site is located in the AP-Agricultural Preservation zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). 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 Marlborough Township. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Agricultural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed subdivision is consistent with the guidelines of the Agricultural Landscape.

PRIMARY ISSUES:

2. The applicant is requesting seven (7) waivers from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage.

3. The land of the proposed subdivision is part of the County Agricultural Land Preservation Program and is protected by an agricultural conservation easement. The Township and applicant should contact the office of the County Agricultural Land Preservation Board (telephone #610-344-5656) for information and clarification on what is permitted and/or restricted under the agricultural conservation easement that protects this property. This will ensure that the proposal is designed and carried out in a manner consistent with the purpose of the agricultural conservation easement. The proposed subdivision activity separates one of the exception areas that occur on the parent parcel under the preservation easement.

4. The site is located within an agricultural security area adopted by the Township in accordance with the Agricultural Security Area Act (Act 43). Adoption of an agricultural security area is a

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Page: 2 August 1, 2014 Re: Final Subdivision - Barbara L. Cocks Trust # SD-7-14-10184 - East Marlborough Township

public policy statement for the preservation of agriculture. ADMINISTRATIVE NOTES:

5. 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 Tax Assessment Office (telephone #610-344-6105) regarding this subdivision.

6. 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.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all East Marlborough Township requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/GPB cc: Regester Associates Inc. Barbara Vannote Barbara L. Cocks Trust August 1, 2014 Betty Randzin, Secretary Wallace Township PO Box 670 Glenmoore, PA 19343

Re: Final Subdivision - Kevin F. & Jennifer E. Robinson # SD-7-14-10212 - Wallace Township

Dear Ms. Randzin:

A final subdivision plan entitled “Kevin F. & Jennifer E. Robinson,” prepared by Abacus Surveying, and dated May 28, 2014, was received by this office on July 21, 2014. The subdivision is situated on the south side of Indian Run Road east of Robertson Way and involves the creation of two lots from a 13.1 acre site (UPI #31-3-80). No development activity is proposed as part of the current plan submission. The project site is located in the FRR Flexible Rural Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Wallace Township. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Rural and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed subdivision is consistent with the guidelines of the Rural Landscape.

PRIMARY ISSUES:

2. The site plan depicts an easement area for the backup septic area for Lot #1 traversing Lot #2, along with a 25 foot wide access easement associated with Robertson Way along the western boundary of the project site. The details of these easements should be incorporated into the deed of both proposed lots.

3. While we acknowledge that no development activity is proposed as part of the current plan submission, the site plan does depict a possible driveway location for Lot 2 on Indian Run Road. We suggest that the applicant for any future development activity on Lot 2 investigate the feasibility of utilizing Robertson Way for vehicular access to Lot 2.

ADMINISTRATIVE NOTES:

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RECOMMENDATION: The Commission recommends that all Wallace Township requirements be satisfied and the issues raised in this letter be addressed and before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Jennifer and Kevin Robinson Abacus Surveying Robert Jones, Board of Supervisors Chair John Frommeyer, Planning Commission Chair

August 8, 2014

Betsy Brantner, Manager Oxford Borough 401 Market Street P.O. Box 380 Oxford, PA 19363

Re: Final Subdivision - Snap Design Productions LLC (Valley Avenue/Penn Avenue) # SD-7-14-10229 - Oxford Borough

Dear Ms. Brantner:

A final subdivision plan entitled Snap Design Productions LLC (Valley Avenue/Penn Avenue), prepared by Concord Land Planners & Surveyors, Inc., and dated July 14, 2014, was received by this office on July 22, 2014. The subdivision is situated on the northeast corner of Valley Avenue and Penn Avenue and involves the reconfiguration of two residential parcels totaling 0.44 acres (UPI #6-8-220 and 6-8-122.1). The site plan indicates that a single-family residence will be constructed on both lots. The project site, which is served by public water and sewer, is located in the R-1 Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Oxford Borough. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the guidelines of the Urban Landscape.

PRIMARY ISSUE:

2. We endorse the incorporation of sidewalks into the plan. Sidewalks are considered an essential element for new construction in the Urban Landscape.

ADMINISTRATIVE NOTE:

3. The site plan depicts the location of an existing 10 foot wide private alley along the eastern boundary of the project site. The details of this existing access arrangement should be incorporated into the deeds of both lots.

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Page: 2 August 8, 2014 Re: Final Subdivision - Snap Design Productions LLC (Valley Avenue/Penn Avenue) # SD-7-14-10229 - Oxford Borough

RECOMMENDATION: The Commission recommends that all Oxford Borough requirements be satisfied, and the issues raised in this letter be addressed, before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Snap Design Productions LLC Concord Land Planners & Surveyors, Inc. Ron Hershey, Borough Council President Gary Tozzo, Planning Commission Chair August 13, 2014 Trish Fagan, Secretary New London Township PO Box 1002 New London, PA 19360 Re: Final Subdivision - George D. Duncan # SD-7-14-10231 - New London Township Dear Ms. Fagan: A final subdivision plan entitled "George D. Duncan", prepared by Crossan Raimato, Inc., and dated July 9, 2014 was received by this office on July 23, 2014. The subdivision is situated on north side of Saginaw Road, east of Hickory Hill Road and involves the creation of 2 lots, on a 58.30 acre site (UPI #71-3-1). No new sewage disposal or water supply is proposed. The project site is located in the R-1 Low Density Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). 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 London Township. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Rural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The location of the proposed subdivision is consistent with the guidelines of the Rural Landscape.

PRIMARY ISSUES:

2. An unrecorded right-of-way easement crosses proposed lot A-1 as stated in plan note #3.. We suggest that the applicant and the adjoiners that utilize this stone driveway use the opportunity provided by the proposed subdivision to formalize access across all affected parcels. Details of the location the access easement, any use restrictions and shared maintenance responsibilities should be included in the revised deeds of all affected parcels.

3. The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies Saginaw Road as a local distributor road. The memorandum recommends a 33 to 50 foot-wide right-of-way for local distributor roads to accommodate future road and utility improvements. We suggest that the ultimate right-of-way on the north side of Saginaw Road be offered for dedication to the Township.

4. The applicant is requesting six waivers from the provisions of the Township Subdivision and Land Development Ordinance. Waiver requests should only be considered following the determination that the proposed project either meets the purpose of these requirements or does not create the impacts that these provisions are intended to manage.

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Page: 2 August 13, 2014 Re: Final Subdivision - George D. Duncan # SD-7-14-10231 - New London Township

5. The site is located within an agricultural security area adopted by the Township in accordance with the Agricultural Security Area Act (Act 43). Adoption of an agricultural security area is a public policy statement for the preservation of agriculture.

ADMINISTRATIVE NOTES:

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 Tax Assessment Office (telephone #610-344-6105) regarding this subdivision.

7. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all New London Township requirements be satisfied before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/GPB cc: Duncan Brothers Crossan Raimato, Inc. Dale Lauver, Board of Supervisors Chairman Ron Ragan, Planning Commission Chairman Kim Malone, Planning Commission Secretary

August 15, 2014

Chris Patriarca, AICP, Director of Planning and Zoning Westtown Township P.O. Box 79 Westtown, PA 19395

Re: Final Subdivision - Michael Manieri # SD-7-14-10242 - Westtown Township

Dear Mr. Patriarca:

A final subdivision plan entitled “Michael Manieri,” prepared by D.L. Howell & Associates, Inc., and dated July 4, 2014, was received by this office on July 24, 2014. The subdivision is situated on the south side of Kolbe Lane south of Pleasant Grove Road and involves a lot line revision between two residential parcels totaling 3.26 acres (UPI #67-4-105 and #67-5-104). No development activity is proposed as part of the current plan submission. The project site is located in the R-1 Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Westtown Township. We offer the following comments on the proposed subdivision for your consideration:

ADMINISTRATIVE NOTES:

1. The applicant should identify whether they are requesting any waivers from the plan contents provisions of the Township Subdivision and Land Development Ordinance (SLDO) for this submission. 2010 aerial photography indicates that there are existing residences on both lots, which are not shown on the site plan, and the final plan requirements in the Township SLDO states that a final plan shall include the location of all existing buildings and structures.

2. The project site is traversed by several sanitary sewer, drainage and detention basin easements. The details of these easements should be incorporated into the deeds of the appropriate parcels.

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Page: 2 August 15, 2014 Re: Final Subdivision - Michael Manieri # SD-7-14-10242 - Westtown Township

RECOMMENDATION: The Commission recommends that all Westtown Township requirements be satisfied, and the administrative issues raised in this letter be addressed, before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Michael and Lidia Manieri D.L. Howell and Associates, Inc. August 18, 2014

Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA 19380

Re: Final Subdivision - Pica's # SD-7-14-10281 - West Goshen Township

Dear Mr. LaLonde:

A final subdivision plan entitled “Pica’s,” prepared by Edward B. Walsh & Associates, Inc., and dated December 11, 2012, and last revised July 14, 2014, was received by this office on July 29, 2014. The subdivision is situated on the north side of West Chester Pike (Route 3) south of East Strasburg Road and west of Ellis Lane and involves the consolidation of two existing parcels totaling 1.77 acres (UPI# 52-6-33 and 52-6A-34) into a single 1.77 acre parcel. The project site, which is served by public water and sewer, is located in the C-4 Special Limited Business and Apartment zoning district.

The applicant also proposes the construction of a 7,796 square foot restaurant building and 95 parking spaces on the project site, which is addressed by the Commission in a separate review (CCPC# LD-7-14-10282, dated August 18, 2014).

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Goshen Township. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the guidelines of the Suburban Landscape.

ADMINISTRATIVE NOTE:

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.

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Page: 2 August 18, 2014 Re: Final Subdivision - Pica's # SD-7-14-10281 - West Goshen Township

RECOMMENDATION: The Commission recommends that all West Goshen Township requirements be satisfied before action is taken on this subdivision plan, subject to the above-mentioned administrative note.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Pica Properties Frank Pica Edward B. Walsh & Associates, Inc. Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District August 15, 2014 William F. Martin, Manager Tredyffrin Township 1100 DuPortail Road Berwyn, PA 19312

Re: Final Subdivision - Solitude Holdings, LLC # SD-8-14-10310 - Tredyffrin Township

Dear Mr. Martin:

A final subdivision plan entitled “Solitude Holdings, LLC,” prepared by H. Gilroy Damon Associates, Inc., and dated July 22, 2014, was received by this office on August 1, 2014. The subdivision is situated on the east side of Berwyn Baptist Road north of Landsende Road and involves the creation of two residential lots from a 0.92 acre site (UPI# 43-10D-20). The existing residence on the site will be removed. The project site, which is served by public water and sewer, is located in the R-3 Residence zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). 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. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

WATERSHEDS:

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Page: 2 August 15, 2014 Re: Final Subdivision - Solitude Holdings, LLC # SD-8-14-10310 - Tredyffrin Township

loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water (click on the “TMDLs/Water Quality Improvement” link in the left navigation panel for further information).

ADMINISTRATIVE NOTE:

RECOMMENDATION: The Commission recommends that all Tredyffrin Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Solitude Holdings, LLC Wendy C. Van Brackle & Matthew Horowitz Trustees H. Gilroy Damon Associates, Inc. Michael Heaberg, Board of Supervisors Chair Reaves Lukens, Planning Commission Chair Zach Barner, Planning and Zoning Coordinator August 22, 2014

Betsy Brantner, Manager Oxford Borough 401 Market Street P.O. Box 380 Oxford, PA 19363

Re: Final Subdivision - Snap Design, LLC – 431 Broad Street # SD-8-14-10330 - Oxford Borough

Dear Ms. Brantner:

A final subdivision plan entitled “Snap Design, LLC – 431 Broad Street,” prepared by Concord Land Planners & Surveyors, Inc., and dated July 23, 2014, was received by this office on August 4, 2014. The subdivision is situated on the north side of Broad Street west of South 5th Street and involves the creation of two residential lots from a 0.26 acre site (UPI #6-5-207). There is an existing residence on Lot 2, and a single-family residence will be constructed on Lot 3. The project site, which is served by public water and sewer, is located in the R-2 Residential zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Oxford Borough. We offer the following comments on the proposed subdivision for your consideration:

BACKGROUND:

1. The Chester County Planning Commission previously reviewed a subdivision proposal for this site. CCPC# SD-10-12-6837, dated October 17, 2012, which addressed the creation of two residential lots from a 0.34 acre site, was approved by the Borough on November 19, 2012. The current subdivision plan submission involves the further subdivision of Lot 2 of the previously approved plan.

LANDSCAPES:

2. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the guidelines of the Urban Landscape.

ADMINISTRATIVE NOTES:

3. The plan indicates that, on September 18, 2012, the Borough Zoning Hearing Board granted five variances from the area and bulk provisions of the Borough Zoning Ordinance for this project, with two conditions of approval. Prior to granting final plan approval, the Borough should verify that the plan conforms to the decision issued by the Borough Zoning Hearing Board.

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Page: 2 August 22, 2014 Re: Final Subdivision - Snap Design, LLC – 431 Broad Street # SD-8-14-10330 - Oxford Borough

RECOMMENDATION: The Commission recommends that all Oxford Borough requirements be satisfied and the administrative issues raised in this letter be addressed before action is taken on this subdivision plan.

Sincerely,

E. Jean Krack, Borough Manager Phoenixville Borough 351 Bridge Street Phoenixville, PA 19460

Re: Final Subdivision - #468 Emmett Street # SD-8-14-10353 - Phoenixville Borough

Dear Mr. Krack:

A final subdivision plan entitled “#468 Emmett Street,” prepared by Aston Surveyors/Engineers, Inc., and dated July 18, 2014, was received by this office on August 7, 2014. The subdivision is situated on the south side of Emmett Street east of Fairview Street and involves the creation of two residential lots from a 0.3 acre site (UPI #15-5-190). There is an existing residence on Lot 1, and a single-family residence will be constructed on Lot 2. The project site, which is served by public water and sewer, is located in the RI Residential Infill zoning district.

This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). 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. We offer the following comments on the proposed subdivision for your consideration:

LANDSCAPES:

1. The project site is located within the Urban Landscape and Schuylkill River National and State Heritage Area Overlay designations of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the guidelines of the Urban Landscape.

ADMINISTRATIVE NOTE:

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Page: 2 August 22, 2014 Re: Final Subdivision - #468 Emmett Street # SD-8-14-10353 - Phoenixville Borough

RECOMMENDATION: The Commission recommends that all Phoenixville Borough requirements be satisfied before action is taken on this plan, subject to the above-mentioned administrative note.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: TJW Home Services LLC Thomas J. Jr. and Karen E. Wing Aston Surveyors/Engineers Inc. James C. Kovaleski, Borough Council President Teena Peters, Planning Commission Chair Bev Wassel, Planning Commission Secretary

Proposed Plan and Ordinance Reviews ORDINANCE PROPOSALS 8/1/14 to 8/31/14

The staff reviewed proposals for: - 1 Comprehensive Plan Update - 1 Subdivision and Land Development Ordinance Amendment - 1 Zoning Ordinance Update - 10 Zoning Ordinance Amendments

LANDSCAPES 2 FILE NO. MUNICIPALITY TOPIC CONSISTENCY

CP-8-14-10365 Upper Oxford Township Proposed - Comprehensive Plan Consistent Amendments to the Oxford Region Multimunicipal Comprehensive Plan.

SA-7-14-10172 Uwchlan Township Proposed - SLDO Amendment Not Relevant The Township proposed to amend Section 304.1.a of its Subdivision and Land Development Ordinance (SLDO), pertaining to the purpose and applicability of preliminary plans.

ZO-8-14-10309 London Britain Township Proposed - Zoning Ordinance Update Consistent The Township has submitted a revised version of its zoning ordinance.

ZA-7-14-10126 Warwick Township Proposed - Zoning Ordinance Amendment Consistent Accessory housing at golf courses

ZA-7-14-10171 East Whiteland Township Proposed - Zoning Ordinance Amendment Not Relevant The proposed amendments to the Township Zoning Ordinance include: the addition of a definition for the term “Race Car” to Section 200-14; and the addition of Section 200-69.J., Parking in Residential Zoning Districts, pertaining to oversized vehicle parking, and a prohibition on the outdoor storage, parking, repair or maintenance of race cars in all residential zoning districts.

ZA-7-14-10188 Uwchlan Township Proposed - Zoning Ordinance Amendment Consistent The Township proposes to update the wireless communication facilities standards in its zoning ordinance.

August 28, 2014 Page 1 of 2 LANDSCAPES 2 FILE NO. MUNICIPALITY TOPIC CONSISTENCY

ZA-7-14-10200 Phoenixville Borough Proposed - Zoning Ordinance Amendment Consistent The Borough proposes to adopt updated standards pertaining to wireless communication facilities. New and amended definitions pertaining to wireless communication facilities will also be provided.

ZA-7-14-10244 Westtown Township Proposed - Zoning Ordinance Amendment Not Relevant The Township proposes to amend its Zoning Ordinance, by increasing the total number of appointments to the Township Historic Commission from five to seven members.

ZA-7-14-10279 East Goshen Township Proposed - Zoning Ordinance Amendment Consistent This amendment relates to solar power facilities.

ZA-7-14-10287 Birmingham Township Proposed - Zoning Ordinance Amendment Consistent This amendment replaces the definitions section, and also includes “group home” as a by-right use in all of the Township’s residential districts and in the Historic District.

ZA-8-14-10311 West Goshen Township Proposed - Zoning Ordinance Amendment Consistent This amendment deletes "public utility" from a number of districts and regulating it in specified districts by conditional use.

ZA-8-14-10333 Willistown Township Proposed - Zoning Ordinance Amendment Not Relevant The Township proposes to amend the signage regulations in its Zoning Ordinance. The Commission reviewed an earlier version of this amendment on July 18, 2014 (CCPC# ZA-7-14-10099).

ZA-8-14-10340 South Coatesville Borough Proposed - Zoning Ordinance Amendment Not Relevant The proposes amendments to the Borough Zoning Ordinance include: amended definitions for the terms Conditional Use, Family, Group Home, and Variance; and the addition of “Group Homes in detached buildings in accordance with Article XIV” to the list of uses permitted by conditional use in the Borough’s residential zoning districts.

TOTAL NUMBER OF ORDINANCE PROPOSALS WITH RELEVANCE TO LANDSCAPES2: 8 TOTAL NUMBER OF ORDINANCE PROPOSALS CONSISTENT WITH LANDSCAPES2: 8

August 28, 2014 Page 2 of 2

Ordinance Reviews Letters August 26, 2014

Betsy E. Huber, Chair Oxford Region Planning Committee c/o 1185 Limestone Rd Oxford, PA 19363

Re: Oxford Region Comprehensive Plan Amendment # CP-8-14-10365 - Upper Oxford Township

Dear Ms. Huber:

The Chester County Planning Commission has reviewed the proposed Comprehensive Plan as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 301.3. The referral for review was received by this office on August 7, 2014. We offer the following comments to assist in your review of the proposed plan:

DESCRIPTION:

1. The proposed amendment revises the future land use designation for forty parcels in the vicinity of Lincoln University in Lower Oxford Township. The parcels are currently designated Suburban (S) and they are proposed to be designated Commerce (C). The amendment also includes text revisions relating to percentages of the region in these categories as well as descriptive language about the Commerce (C) designation and the Recommended Strategies for the Commerce (C) category.

LANDSCAPES:

2. The area of the proposed future land use amendment to the regional comprehensive plan is situated within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The uses that are being considered by Lincoln University within the area affected by this amendment are consistent with the guidelines of the Suburban Landscape.

COMMENT:

3. We understand that the impetus for this amendment originated at Lincoln University; the university is interested in creating a research and development campus on its parcels located on the north side of Baltimore Pike. Chester County Planning Commission staff met with university consultant, Mr. Robert Grabus, on October 4, 2012 to discuss the planning implications of the creation of the R&D campus at Lincoln University. Inconsistency with the regional comprehensive plan was the main issue discussed at that meeting.

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Page: 2 August 26, 2014 Re: Oxford Region Comprehensive Plan Amendment # CP-8-14-10365 - Upper Oxford Township

RECOMMENDATION: The Oxford Region municipalities should adopt the Comprehensive Plan amendment.

We request an official copy of the decision made by the regional municipalities. This will allow us to maintain a current file copy of your plan.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/GPB

August 1, 2014

Doug Hanley, Manager Uwchlan Township 715 North Ship Road Exton, PA 19341

Re: Subdivision and Land Development Ordinance Amendment – Purpose and Applicability of Preliminary Plans # SA-7-14-10172 - Uwchlan Township

Dear Mr. Hanley:

DESCRIPTION OF THE AMENDMENT:

1. Uwchlan Township proposed to amend Section 304.1.a of its Subdivision and Land Development Ordinance (SLDO), pertaining to the purpose and applicability of preliminary plans.

COMMENTS ON THE AMENDMENT:

2. In its consideration of the amendment submission, the Township should verify whether the proposed ordinance language should refer to preliminary, rather than preliminary/final, plans for major subdivision or land development. According to our copy of the Township SLDO, the term “preliminary/final” is not currently utilized in Article III-Plan Submission and Review Procedure. It appears that the intent of the ordinance (based upon the ordinance title) is to permit the applicant to request a waiver from filing a preliminary plan for a major plan submission, provided that the applicant has submitted a sketch plan that meets all the required contents of a preliminary plan submission, thus allowing the applicant to proceed from the sketch plan phase to the final plan phase. While the County Planning Commission supports the use of sketch plans, the proposed ordinance language is very confusing. The Township’s Solicitor should be requested to review and comment on this amendment prior to the Board of Supervisors taking official action. We also recommend that the Township consider retaining the second sentence in Section 304.1.a, which states that “Applicants for minor subdivision or land development approval are not required to submit a Preliminary Plan application but may proceed with Final Plan application.”

RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed before action is taken on the proposed Subdivision and Land Development Ordinance amendment.

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Page: 2 August 1, 2014 Re: Subdivision and Land Development Ordinance Amendment – Purpose and Applicability of Preliminary Plans # SA-7-14-10172 - Uwchlan Township

We request an official copy of the decision made by the Board of Supervisors, as required by Section 505(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF August 6, 2014 Charles Jacob, Chairman Warwick Township Board of Supervisors 2500 Ridge Road Elverson, PA 19520

Re: Zoning Ordinance Amendment - Temporary Lodging at Golf Courses # ZA-7-14-10126 - Warwick Township

Dear Mr. Jacob:

The Chester County Planning Commission has reviewed the proposed 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 July 7, 2014. We offer the following comments to assist in your review of the proposed ordinance amendment.

This amendment permits temporary lodging as accessory uses, and regulated by conditional use, for golf course members and their guests in guest quarters on the golf course or on separately subdivided lots. Golf courses are permitted in the RA-Residential/Agricultural district. The duration of the temporary lodging shall not exceed four consecutive weeks. The Chester County Planning Commission reviewed a previous version of this proposed amendment, and our comments were forwarded to the Township in a letter dated June 16, 2014 (refer to CCPC # ZA-6-14-9962).

LANDSCAPES:

1. The proposed amendment relates to the RA-Residential/Agricultural district. This district is located within the Agricultural Landscape and Rural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The Agricultural Landscape is dominated by commercial agriculture, agricultural security areas, large areas permanently protected by agricultural easements, and areas where the local municipality demonstrates a commitment to effective agricultural zoning. This landscape is characterized by large agricultural areas, and is not planned to accommodate projected growth. The Rural Landscape is characterized by open space, woodlands and undeveloped areas. It contains agriculture and scattered residential development on relatively large lots, or subdivisions with protected common open space. Development is primarily served by on-lot sewer and water systems. The amendment will be consistent with the guidelines of the Agricultural Landscape and the Rural Landscape if the density of the temporary lodgings will be limited. COMMENTS ON THE AMENDMENT:

2. In the Township’s previous submission, the Township specified that the lodging units may not be occupied for more than ten weeks per year by any individual. Also, lodging units were not to be less than 500 feet from an independently-owned single family dwelling and not less than 500 feet of a public right-of-way, located on parcels on the golf course or on adjacent lots that are owned or controlled by the golf course. These provisions seemed to be designed to limit the potential for

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Page: 2 August 6, 2014 Re: Zoning Ordinance Amendment - Temporary Lodging at Golf Courses # ZA-7-14-10126 - Warwick Township

adverse effects that the transient nature of temporary lodging units may have on nearby dwellings. However, the current amendment removes these provisions. We suggest that the Township re-evaluate provisions that can limit the potential adverse effects of transient lodging on nearby residential areas, such as noise, property maintenance and location. Warwick Township should also consider a limit on the number or density of lodging units that will be permitted, and decide whether the temporary dwellings may be in attached units or in separate structures. RECOMMENDATION: Warwick Township should consider the comments in this letter before acting on the proposed amendment.

We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/WSB cc: Fred Reisser, Warwick Township Planning Commission Chairman Olga Karkalas, Warwick Township Planning Commission Secretary

August 4, 2014 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Zoning Ordinance Amendment - Parking in Residential Zones # ZA-7-14-10171 - East Whiteland Township

Dear Ms. Woodman:

The Chester County Planning Commission has reviewed the proposed ordinance amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was initially received by this office on July 14, 2014 (a revised copy of this amendment was received on July 17, 2014). We offer the following comments to assist in your review of the proposed ordinance amendment.

DESCRIPTION OF THE AMENDMENT:

1. East Whiteland Township has proposed the following amendments to its Zoning Ordinance:

A. Add a definition for the term “Race Car” to Section 200-14; B. Amend Section 200-69.I., pertaining to recreational vehicle and boat parking (all existing references to oversize vehicle parking in this section will be removed); and C. Add Section 200-69.J., Parking in Residential Zoning Districts, pertaining to oversized vehicle parking, and a prohibition on the outdoor storage, parking, repair or maintenance of race cars in all residential zoning districts.

COMMENT ON THE AMENDMENT:

2. The Township should clearly identify the rationale for the proposed zoning amendment (no intent statement is included in the proposed ordinance language).

RECOMMENDATION: East Whiteland Township should consider the comment in this letter before acting on the proposed zoning amendment.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning August 8, 2014

Doug Hanley, Manager Uwchlan Township 715 North Ship Road Exton, PA 19341

Re: Zoning Ordinance Amendment - Wireless Communication Facilities # ZA-7-14-10188 - Uwchlan Township

Dear Mr. Hanley:

DESCRIPTION OF THE AMENDMENT:

1. Uwchlan Township has proposed the following amendments to its Zoning Ordinance:

A. Add definitions for the following terms to Section 265-301.4: Antenna; Colocation; Distributed antenna systems (DAS); Modification or Modify; Monopole; Non-tower wireless communications facility (non-tower WCF); Stealth technology; Substantially change; Tower- based wireless communications facility (tower-based WCF); Wireless; Wireless communications facility (WCF); and Wireless support structure; B. Revise Subsection b.(2) of Section 507.5, the list of uses permitted by conditional use in the PIC Planned Industrial-Commercial Zoning District, to read “Public and Private Wireless communication facilities” (the existing standards for wireless communication facilities in this section of the ordinance will be deleted); and C. Add updated requirements for wireless communication facilities to the Zoning Ordinance.

COMMENTS ON THE AMENDMENT:

2. While Section 3 of the draft ordinance states that the proposed wireless communication facilities standards will be added as a new Section 617 (aka Section 265-617), there is an existing Section 617 in our copy of the Township Zoning Ordinance, pertaining to open space management provisions. This should be clarified by the Township.

3. Act 191 of 2012, the Pennsylvania Wireless Broadband Collocation Act, which went into effect on December 23, 2012, provides for streamlined procedures for municipal review of applications for the modification or collocation of wireless communications facilities and wireless support structures. Prior to taking action on this amendment, the Township Solicitor should ensure that the proposed ordinance language is consistent with the applicable provisions of this Act.

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Page: 2 August 8, 2014 Re: Zoning Ordinance Amendment - Wireless Communication Facilities # ZA-7-14-10188 - Uwchlan Township

4. The Township should ensure the consistency in the numeric format of all section references throughout the draft ordinance, as they appear to change at random [for instance, Section 275- 617.D.6 on page 15 is followed by a subsection 275-617.D.(7)].

5. There are two instances in the draft ordinance text (on pages 15 and 19) where the proposed ordinance language is followed with a bold underlined annotation stating “Optional language.” These annotations should be removed from the adopted ordinance language if these sections are to be adopted.

RECOMMENDATION: Uwchlan Township should consider the comments in this letter before acting on the proposed zoning amendment.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF August 12, 2014

E. Jean Krack, Borough Manager Phoenixville Borough 351 Bridge Street, 2nd Floor Phoenixville, PA 19460

Re: Zoning Ordinance Amendment - Wireless Communication Facilities # ZA-7-14-10200 - Phoenixville Borough

Dear Mr. Krack:

The Chester County Planning Commission has reviewed the proposed zoning 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 July 18, 2014. We offer the following comments to assist in your review of the proposed amendment.

DESCRIPTION OF THE AMENDMENT:

1. Phoenixville Borough has proposed the following amendments to its Zoning Ordinance:

A. Replace Chapter 27-605 of the Borough Zoning Ordinance (“Wireless Telecommunication Facilities”) with a new Chapter 27-605 entitled “Wireless Communication Facilities;” B. Add definitions for the following terms to Chapter 27-202: Antenna; Borough; Co-location; Commonwealth; County; Distributed Antenna System (DAS); Emergency; FCC; Monopole; Non-Tower Wireless Communications Facility (Non-Tower WCF); Persons; Stealth Technology; Substantially Change; Tower-Based Wireless Communications Facility (Tower-Based WCF); Wireless; Wireless Communications Facility Applicant (WCF Applicant); Wireless Support Structure; C. Replace the existing definition for the term “Right-of-way” with a definition for the term “Right-of-way or ROW”; and D. Replace the existing definition for the term “Wireless Telecommunications Facilities” with a definition for the term “Wireless Communications Facility (WCF).”

COMMENTS ON THE AMENDMENT:

2. Act 191 of 2012, the Pennsylvania Wireless Broadband Collocation Act, which went into effect on December 23, 2012, provides for streamlined procedures for municipal review of applications for the modification or collocation of wireless communications facilities and wireless support structures. Prior to taking action on this amendment, the Borough Solicitor should ensure that the proposed ordinance language is consistent with the applicable provisions of this Act.

3. The Borough should ensure that the correct municipal adoption date is specified in the adopted ordinance (the draft ordinance currently identifies that this amendment was enacted on July 8, 2014).

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 August 12, 2014 Re: Zoning Ordinance Amendment - Wireless Communication Facilities # ZA-7-14-10200 - Phoenixville Borough

RECOMMENDATION: Phoenixville Borough should consider the comments in this letter before acting on the proposed zoning amendment.

We request an official copy of the decision made by Borough Council, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: James C. Kovaleski, Borough Council President Teena Peters, Planning Commission Chair Bev Wassel, Planning Commission Secretary

August 18, 2014

Chris Patriarca, AICP, Director of Planning and Zoning Westtown Township P.O. Box 79 Westtown, PA 19395

Re: Zoning Ordinance Amendment - Article XXIV, Historic Preservation # ZA-7-14-10244 - Westtown Township

Dear Mr. Patriarca:

DESCRIPTION OF THE AMENDMENT:

1. Westtown Township proposes to amend its Zoning Ordinance, by increasing the total number of appointments to the Township Historical Commission from five to seven members.

COMMENT ON THE AMENDMENT:

2. The Township’s July 24, 2014 cover letter and the introductory language in the draft ordinance both state the Township proposes to amend Article XXIV-Historic Preservation of the Township Zoning Ordinance. According to the online copy of the Township Code located at http://ecode360.com/WE1870, Article XXIV of the Township Zoning Ordinance, Historic Preservation, was adopted by Westtown Township on March 4, 2013 (Township Ordinance 2013-1). The County Planning Commission has no record of Westtown Township submitting draft Township Ordinance 2013-1 for our review, as required by the Pennsylvania Municipalities Planning Code, nor has the Commission previously received an official copy of the adopted ordinance. The Township should provide the Commission an official copy of Township Ordinance 2013-1 for our records.

RECOMMENDATION: Westtown Township should proceed in accordance with the Township Solicitor’s recommendations on this matter.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning August 28, 2014 Louis F. Smith, Jr., Manager East Goshen Township 1580 Paoli Pike West Chester, PA 19380

Re: Zoning Ordinance Amendment - Solar Energy Systems # ZA-7-14-10279 - East Goshen Township Dear Mr. Smith:

The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on July 29, 2014. We offer the following comments to assist in your review of the proposed amendment. COMMENTS ON THE AMENDMENT: This amendment permits solar energy systems that primarily provide power for on-site use as "by-right" accessory uses in all zoning districts, subject to location and design regulations. We endorse these provisions because they can help encourage the additional use of alternate energy systems. We suggest that the Township consider the following recommendations as it proceeds with adopting the proposed amendment:

1. Some municipalities prohibit roof-mounted solar arrays and associated equipment from extending above the ridgeline when viewed from the property line to preserve the aesthetic nature of peaked roofs, although this would not apply to solar facilities on flat roofs.

2. Roof-mounted solar thermal and solar photovoltaic energy systems can create additional hazards for first responders during a fire, such as tripping or slipping and structural damage as a result of additional weight on the roof from the system. Photovoltaic energy systems present an additional hazard of electric shock because the panels often cannot be easily turned off and may be generating electricity when light is shining on them. To help reduce these potential dangers, roof-mounted facilities are often required to be set back a minimum distance from the roof edge, especially on flat roofs, to allow firefighters to gain access to the outside of the roof. A commonly-used dimension is three feet from the edges of the roofline. A roof edge setback also provides some opportunity to penetrate the roof to create ventilation during firefighting operations.

3. The Delaware Valley Regional Planning Commission prepared model regulations for alternative-energy systems and provides specific additional information regarding solar energy systems. Additional information and suggestions regarding the municipal regulation of solar energy systems are available at:

http://www.dvrpc.org/energyclimate/ModelOrdinance/solar.htm

4. Section 240- 32.) 1.G.2.c. prohibits the use of herbicides and pesticides on vegetated areas

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Page: 2 August 28, 2014 Re: Zoning Ordinance Amendment - Solar Energy Systems # ZA-7-14-10279 - East Goshen Township

beneath ground-mounted solar systems. Most municipalities do not prohibit the use of herbicides and pesticides unless in proximity to a watercourse or other sensitive environmental feature. We suggest that the Township reconsider this provision, especially because it will be difficult to enforce.

RECOMMENDATION: East Goshen Township should consider the comments in this letter before adopting the proposed amendment.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/WSB cc: E. Martin Shane, East Goshen Township Board of Supervisors Chairman Daniel Daley, P.E., East Goshen Township Planning Commission Chairman Mark Gordon, East Goshen Township Zoning Officer August 28, 2014

Quina Nelling, Secretary Birmingham Township 1040 West Street Road West Chester, PA 19382

Re: Zoning Ordinance Amendment – Definitions, Group Homes # ZA-7-14-10287 - Birmingham Township

Dear Ms. Nelling:

The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on July 29, 2014. A subsequent submission was received by the Commission on August 7, 2014. We offer the following comments to assist in your review of the proposed amendment.

COMMENTS ON THE AMENDMENT:

This amendment replaces Zoning Ordinance Section 122-6 (“Definitions”). New words and terms are included, replaced or deleted to reflect current land uses and regulations. The amendment also includes “group home” as a by-right use in all of the Township’s residential districts and in the Historic District.

The amendment includes new definitions for words and terms including: board, common open space, comprehensive plan, cultural resources map, demolition of historic resource, farmside village, geothermal energy system, ground array (i.e., relating to solar energy), group home, historical integrity, historical significance, historic resource, home occupation, home for handicapped individuals, illuminance, individual sewage system, inventory of historic resources, light trespass, lumen, minimize, mitigation, mobile home lot, open space/common open space, overlay zoning, prime agricultural land, protection, reconstruction, rehabilitation, restoration, retaining wall, rooftop array, scenic vistas, solar energy system, solar panel, stabilization, watercourse, water energy system and wind energy system.

Revised definitions include: common open space, green space, mobile home/manufactured home, nonconforming structure, nonconforming use, preservation (the title deleted the phrase “…or protection”) and retirement community.

The definition for congregate living arrangement is deleted, but a new definition for group home is included. The definition of no-impact home based business is not changed in the amendment, but we note that the Township’s definition is slightly different from the term as it is defined in the Pennsylvania Municipalities Planning Code. The regulations in Zoning Ordinance Section 122-103B that are referenced in the definition appear to generally reflect the parameters of this term as it is defined in the Municipalities Planning Code.

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Page: 2 August 28, 2014 Re: Zoning Ordinance Amendment - Definitions, Group Homes # ZA-7-14-10287 - Birmingham Township

The current definition of retaining wall includes a confusing section; i.e., “…where the high side of the wall is largely nonexposed, and where the low side (where the finished grade is lower) is largely exposed to view.” Depending on the perspective, the high side of a retaining wall is always exposed to view. The Pennsylvania Uniform Construction Code does not specifically define retaining wall, but a definition that incorporates the requirements of the Uniform Construction Code regarding retaining walls could be: “A structure designed and constructed to resist the lateral pressure of soil or other material when there is a desired change in ground elevation that exceeds the angle of repose of the soil or other material.”

“Yard, drying” is defined in the current Zoning Ordinance (i.e., a yard containing clotheslines), but we suggest that this term may be archaic.

The inclusion of group home in the Township’s residential districts and in the Historic District is appropriate because this definition accommodates groups of individuals as required by the Federal Fair Housing Act.

RECOMMENDATION: Birmingham Township should consider the comments in this letter before acting on the proposed amendment.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/WSB cc: John L. Conklin, Birmingham Township Board of Supervisors Chairman Nicholas DiMarino, Birmingham Township Planning Commission Chairman Jen Boorse, Birmingham Township Planning Commission Secretary August 29, 2014 Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA 19380

Re: Zoning Ordinance Amendment - Public Utilities # ZA-8-14-10311 - West Goshen Township

Dear Mr. LaLonde:

The Chester County Planning Commission has reviewed the proposed West Goshen 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 July 31, 2014. We offer the following comments to assist in your review of the proposed amendment.

This amendment relates to public utilities. Community Utility, Governmental Utility, Hazardous Liquid and/or Gas Pipeline, Hazardous Liquid and/or Gases, Pipeline Impact Radius, and Utility are defined. The definition of Public Utility Facility is amended.

The amendment deletes "public utility" as a special exception use in the R-2 and R-3 Residential Districts, the R-3A Single Family Attached Dwelling Overlay District, the R-4 Residential District, the I-1 Campus Light Industrial District, the I-2 Light Industrial District, the I-3 General Industrial District, the I-2R- Light Industrial District - Restricted, and in the I-C Industrial-Commercial District.

Public Utility Facility is added as a conditional use in the I-1 Campus Light Industrial District, the I-2 Light Industrial District, the I-3 General Industrial District, the I-2R- Light Industrial District - Restricted, and in the I-C Industrial-Commercial District.

Essential Utilities, Community Utilities, and Governmental Utilities are permitted by-right in all districts, subject to specified regulations. Public Utility Facility is regulated by conditional use, as noted above, and is also subject to regulations that generally seek to limit the potential for adverse external effects of the public utility.

COMMENTS ON THE AMENDMENT:

We note that the Pennsylvania Public Utilities Commission (PUC) recently declined to classify a natural gas pipeline and pumping station as a “public utility.” However, the Township’s amendment appears to regulate natural gas pipelines and pumping stations as “Public Utility Facilities.” This may result in a conflict because the Township is appearing to define a land use (i.e., a natural gas pipeline and pumping facility) in a way that is not consistent with how this land use is defined by the PUC. We suggest that the Township review the relationship between its definition of Public Utility Facility as it is used in this amendment and how this term is defined by the PUC in order to remove any potential conflict. A reasonable alternative could involve defining this land use as a “Gas Transportation Facility,” instead of as a “Public Utility Facility.”

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Page: 2 August 29, 2014 Re: Zoning Ordinance Amendment - Public Utilities # ZA-8-14-10311 - West Goshen Township

We note that the Zoning Ordinance sections that include "public utility" in the I-2 Light Industrial District, the I-3 General Industrial District and the I-2R- Light Industrial District - Restricted District are to be deleted. However, these sections currently include "...fire, police or ambulance facility", while the other districts where "public utility" is to be deleted do not appear to also include "...fire, police or ambulance facility" in the same phrase. Regardless of how the Township ultimately defines gas transportation facilities as suggested above in this letter, it may be appropriate to retain the ability to locate a fire, police or ambulance facility in these districts, and we suggest that the Township review whether these important public services should be retained in these districts.

The regulations relating to the conditional use provisions that would apply to public utilities are reasonable and should help to ensure that adverse effects of these activities are controlled and limited. The provision requiring owners of the public utility facility to provide the Township with an emergency liaison that may be reached 24 hours a day, seven days a week in the event of an emergency, is innovative and can help to supplement appropriate responses by emergency responders.

RECOMMENDATION: West Goshen Township should consider the comments in this letter before acting on the proposed amendment.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/WSB August 22, 2014

David R. Burman, Manager Willistown Township 40 Lloyd Avenue, Suite 204/206 Malvern, PA 19355

Re: Zoning Ordinance Amendment - Signage Regulations # ZA-8-14-10333 - Willistown Township

Dear Mr. Burman:

The Chester County Planning Commission has reviewed the proposed zoning 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 4, 2014. We offer the following comments to assist in your review of the proposed amendment.

DESCRIPTION OF THE AMENDMENT:

1. Willistown Township has proposed the following amendments to its Zoning Ordinance:

A. Amend subsections C, D, and H of Section 113-110, pertaining to the number of sale/rental signs, development signage, and institutional identification signs permitted per street frontage, respectively; B. Amend Section 139-110.G, the use and location requirements for temporary signage; C. Amend Section 139-110.J, pertaining to the maximum number of business or industrial signs permitted in the Business and Industrial, and O-P Office-Professional, zoning districts; and D. Amend Section 139-111.F, pertaining to the maximum permitted height of a sign erected upon or projected above the roof of a building.

2. The County Planning Commission reviewed an earlier version of this amendment on July 18, 2014 (CCPC# ZA-7-14-10099). We note the prior zoning amendment contained regulations pertaining to the number of freestanding signs permitted per point of access for a public use, which are not included in the current amendment submission.

COMMENT ON THE AMENDMENT:

3. The proposed ordinance language appears to be appropriate.

RECOMMENDATION: Willistown Township should adopt the proposed zoning amendment.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 22, 2014 Re: Zoning Ordinance Amendment - Signage Regulations # ZA-8-14-10333 - Willistown Township

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Robert T. Lange, Board of Supervisor Chair Rita Reves, Planning Commission Chair August 22, 2014

William Henson, Borough Council President South Coatesville Borough 136 Modena Road Coatesville, PA 19320

Re: Zoning Ordinance Amendment – Group Homes # ZA-8-14-10340 - South Coatesville Borough

Dear Mr. Henson:

The Chester County Planning Commission has reviewed the proposed zoning 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 from the Borough Solicitor on August 5, 2014. We offer the following comments to assist in your review of the proposed amendment.

DESCRIPTION OF THE AMENDMENT:

1. South Coatesville Borough has proposed the following amendments to its Zoning Ordinance:

A. Amend the existing definitions of the following terms in Section 123-7: Conditional Use; Family; Group Home; and Variance; B. Add “Group Homes in detached buildings in accordance with Article XIV” to the list of uses permitted by conditional use in the Borough’s residential zoning districts; C. Add Section 123-89.5, pertaining to compliance standards for group homes; and D. The addition of subsection D to Section 123-110, pertaining to the Zoning Hearing Board allowing modifications to specific requirements of the zoning ordinance in order to provide reasonable accommodation to serve persons with disabilities.

COMMENTS ON THE AMENDMENT:

2. The Borough should consider revising the definition of “group homes” to eliminate the exclusion of alcohol and drug treatment centers, because under the Federal Fair Housing Act a disability includes persons recovering from substance abuse.

3. We recommend the Borough permit group homes as a by-right use (rather than by conditional use) in all residential zoning districts. The Borough should recognize that, in order to be compliant with the Federal Fair Housing Act, group homes should not be subject to a more stringent approval process than other residential dwellings, nor should they have additional regulatory requirements over and above other residential dwellings.

4. It appears that Section 123-110, as currently written, would require Zoning Hearing Board approval for all requests pertaining to reasonable accommodation for handicapped persons pursuant to the provisions of the Federal Fair Housing Act. We suggest that the Borough consider providing the Borough’s zoning officer the administrative authority to approve such a request where appropriate.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning

Page: 2 August 22, 2014 Re: Zoning Ordinance Amendment – Group Homes # ZA-8-14-10340 - South Coatesville Borough

5. The introductory paragraph to proposed Section 123-89.5 references an R-4 zoning district. Our copy of the Borough Zoning Ordinance does not contain an R-4 district. This should be clarified by the Borough.

RECOMMENDATION: South Coatesville Borough should consider the comments in this letter, in consultation with the Borough’s Solicitor, before acting on the proposed zoning amendment.

Sincerely,

Ronald T. Bailey, AICP Secretary RTB/PF cc: Barbara Newsaun, Planning Commission Chair August 26, 2014 Carolyn Matalon, Secretary London Britain Township PO Box 215 Kemblesville, PA 19347 Re: Zoning Ordinance Update # ZO-8-14-10309 - London Britain Township Dear Ms. Matalon: The Chester County Planning Commission has reviewed the proposed zoning ordinance 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 1, 2014. We offer the following to assist in your review of the proposed zoning ordinance.

DESCRIPTION OF THE ZONING ORDINANCE:

We note that the Township has added five new subsections to the Supplementary Regulations of Article VIII and removed one subsection from Article IX since our last review of the ordinance (CCPC# ZO-6-13-8169) dated August 6, 2013. The added subsections address agricultural and residential accessory uses and alternative energy systems. The zoning maps have also received minor revisions.

LANDSCAPES:

1. The majority of London Britain Township is located within the Rural Landscape and Natural Landscape Overlay designations of Landscapes2, the 2009 County Comprehensive Plan. A small area in the north of the Township is designated Suburban Landscape. The Rural Landscape is characterized by open space, woodlands and undeveloped areas. It contains agriculture and scattered residential development on relatively large lots, or subdivisions with protected common open space. Development is primarily served by on-lot sewer and water systems. The Natural Landscape Overlay encompasses Chester County's network of natural resources. It is identified by stream corridors, steep slopes and forests, which are essential elements of the physical environment. While this designation does not preclude development or agricultural operations, it indicates major areas of natural resources that should be protected and be subject to only limited disturbance. The Suburban Landscape is dominated by the built environment and is largely served by public sewer and water systems and an auto-dominated transportation network. This Landscape includes developed areas and nearby areas that are planned for additional future development. It is typically characterized by residential subdivisions containing primarily single-family housing. This landscape also contains concentrations of non-residential land uses and the largest employment centers in the county. The provisions of the proposed zoning ordinance are consistent with the guidelines of the Rural and Natural Landscapes.

COMMENTS ON THE ZONING ORDINANCE:

2. The Township should verify that the time limits listed in Section 1109 related to expiration of

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Page: 2 August 26, 2014 Re: Zoning Ordinance Update # ZO-8-14-10309 - London Britain Township

conditional use approvals and other time limits included in the proposed ordinance are consistent with recent legislation affecting the Municipalities Planning Code. Finance Bill (S.B. 1263 Act 87) includes language that extends the time limits of certain zoning and land use approvals until July 2016.

3. In Section 823-Small Wind Energy Systems, the definition of the term Power Grid refers to ISO New England and consumers in New England. The Township should review the applicability of this definition.

RECOMMENDATION: London Britain Township should consider the comments in this letter before acting on the proposed zoning ordinance.

Sincerely,

Ronald T. Bailey, AICP Secretary

RTB/GPB cc: David Owens, Board of Supervisors Chairman Leslie Town, Planning Commission Chair Stephanie Town, Planning Commission Secretary

Act 247 Mid-Year Report Proposed Lots/Units: 2010-2014 (January-June) Chester County, PA

1,800 1,607 1,600 1,444 1,400 1,308

1,200 1,111 957 1,000

800

600 Proposed Lots/Units Proposed

400

200

0 2010 2011 2012 2013 2014 Year (January through June)

Prepared By: Chester County Planning Commission (247 Section) July 3, 2014

Proposed Non-Residential Structural Square Footage: 2010-2014 (January - June) Chester County, PA 2,000,000 1,842,869 1,716,525 1,800,000

1,600,000 1,489,440 1,400,000

1,200,000 1,057,513 1,000,000 846,610 800,000

600,000

400,000

200,000

0 Proposed Non-Residential Structural Square Footage Proposed Non-Residential 2010 2011 2012 2013 2014

Year (January - June)

Prepared By: Chester County Planning Commission (247 Section) July 3, 2014

QUARTERLY PROPOSALS 1/1/2014 to 6/30/2014

COMPARISON OF PROPOSALS FROM 1/01TO 6/30 COMPARISON OF LOTS/UNITS FROM 1/01TO 6/30

2013 2014 2013 2014

Single-Family 42 44 223 203

Multi-Family 12 8 600 1107

Mobile Home 0 0 0 0

Agr 4 11 14 27

Com 30 29 85 86

Ind 5 5 8 7

Ins 15 9 27 14

COMPARISON OF ORDINANCE REVIEW ACTIVITY FROM 1/01TO 6/30

2013 2014 Comprehensive Plans 3 7

SLDO Amendments 4 16

Zoning Amendments 56 48

Official Map 1 2

Miscellaneous Amendment 1 13

September 04, 2014 @ Act 247 Reviews of 88 Proposed Development

January - June 2014 8 (excluding March) 8 @ @ 8

@ @@ 8 Symbols @ 8 @ @8@ 8 Residential Lots/Units 8 @ @ 8 1 - 2 8 8 3 - 50 @ @ 88 @ @ 51 - 600 @ 8 8 8 8 Non-Residential Square Feet 8@ 8 8 8 8 @ 1 - 10,000 @ 8 8 @ 8 @ 10,001 - 100,000 @ 8 @ 100,001 - 1,200,000 8 8 8

8 @ @ Livable @ Landscapes2 @ 8 Growth Areas Urban @ Suburban @ Suburban Center Rural Resource Areas Agricultural Rural 8 @ Rural Center Overlay Features Natural Landscape Municipalities

Note: Excludes lot line revisions, lot consolidations, second reviews, sketch plans, and surface parking, UNLESS those 0369121.5 reviews cited unique or significant community impacts. Miles

Act 537 Reviews Act 537 Reviews for Chester County August 2014

230 Zynn Road Consistent with Map & Policies East Brandywine Township 1,200 gpd Consistent with Map, (! Inconsistent with Policies (! Inconsistent with Map & Policies (! (! (! (! (! (! (! ! ! (! ( ( (! Swedesford Partners LP Legend East WhitelandTownship (! August Act 537 Reviews (! 4,125gpd (! Previous Reviews (! (! (! Suburban Center (! (! Rural Center Agricultural (! Suburban (! Urban (! Rural (! (! (! Map prepared September 2014 (! (! 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.

0 2.5 5 7.5 10 Miles

Chester County Planning Commission September 10, 2014

ENVIRONMENTAL PLANNING ACTIVITIES

Sewage Facilities Planning

MAJOR REVISIONS TO MUNICIPAL PLANS: None

MINOR REVISIONS TO MUNICIPAL PLANS: East Brandywine Township, 230 Zynn Road The applicant is proposing a residential subdivision of 2 lots on 6.22 acres. The site is located on Zynn Road, beyond the intersection with E. Reeceville Road. The total projected wastewater to be generated for this development is 1,200 gpd. The project is to be served by individual on-lot sewage disposal systems. This project is designated as a Suburban Landscape with Natural Features Overlay, and is consistent with Landscapes2.

East Whiteland Township, Swedesford Partners, LP The applicant is proposing an office and warehouse development of 128,600 sf on 14 acres. The site is located on Swedesford Road, between the intersections with N. Bacton Hill Road and Malvern Drive. The total projected wastewater to be generated for this development is 4,125 gpd. The project is to be served by a public sewage disposal system (Valley Forge Sewer Authority). This project is designated as a Suburban Landscape and is consistent with Landscapes2.

Action Requested

Staff requests ratification of the attached review letters containing the comments noted above. 9/10/2014

Minor Revisions 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE #1-15915-264-2L 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 230 Zynn Road, East Brandywine Township

SECTION B. REVIEW SCHEDULE (See Section B of instructions)

1. Date plan received by county planning agency. July 18, 2014 2. Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency August 14, 2014

SECTION C. AGENCY REVIEW (See Section C of instructions)

Yes No

X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S. 10101 et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in 2009. Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in 2002. X 2. 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. Natural Landscape, which is a network of natural resources that overlays one or more of the above landscapes. While it does not preclude development or agricultural operations, it indicates major areas of natural resources that should be protected and subject to limited disturbance. Sewer facility impacts should be minimized in this landscape, and natural resources should be preserved or restored. X 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met

X 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency

X 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies:

X 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact:

7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts

X 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? No

10. Does this proposal meet the zoning requirements of the ordinance? N/A 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

13. Does this proposal meet the requirements of the ordinance? N/A If no, describe which requirements are not met

X 14. Is this proposal consistent with the municipal Act 537 Official Sewage Facilities Plan? If no, describe inconsistency

15. Are there any wastewater disposal needs in the area adjacent to this proposal that should be considered by the municipality? Not known If yes, describe

16. Has a waiver of the sewage facilities planning requirements been requested for the residual tract of this subdivision? If yes, is the proposed waiver consistent with applicable ordinances. Not Known If no, describe inconsistencies

X 17. Does the county have a stormwater management plan as required by the Stormwater Management Act ? If yes, will this project plan require the implementation of storm water management measures? Chester County's stormwater management (SWM) plan was approved by PA DEP on July 2, 2013. According to our records, East Brandywine Township updated their stormwater management ordinance on December 18, 2013. 18. Name, Title and signature of person completing this section :

Name: Ronald T. Bailey, AICP Title: Executive Director Signature: ______Date: August 14, 2014 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite 270 601 Westtown Road P.O. Box 2747 West Chester, PA 19380-0990 Telephone Number: (610) 344-6285

SECTION D. ADDITIONAL COMMENTS (See Section D of instructions)

This submission ¨ does ý does not indicate that the Planning Module is consistent with Township planning. Please be advised that DEP may require additional information from the municipality and/or applicant to determine consistency with local planning and/ or to show references to Act 537 planning and applicable municipal ordinances.

The Chester County Planning Commission recommends that all municipalities adopt an ordinance requiring regular management, inspection and pump-out of all individual sewage systems, established in a legally enforceable manner. A municipal management program will be essential in helping to assure the long-term viability of the individual systems that are proposed in this project. Planning Bulletin #42 Revised (March 2002), On-lot Sewage Management Programs, is available from the County Planning Commission. The PA Department of Environmental Protection offers grants to municipalities to cover a portion of the costs associated with the administration and enforcement of these management programs. Contact staff from the Norristown Regional Office at (484) 250-5900 for additional information on this grant program.

The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Ralph DeFazio, Chester County Health Department Scott Risbon, Site Contact Hudson Voltz, East Brandywine Township Edward Beideman, Willow Run Consulting, Inc 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE #1-15925-320-2N DEPARTMENT OF ENVIRONMENTAL PROTECTION 1-15925-320-3J BUREAU OF WATER SUPPLY AND WASTEWATER MANAGEMENT

SEWAGE FACILITIES PLANNING MODULE COMPONENT 4B - COUNTY PLANNING AGENCY REVIEW (or Planning Agency with Areawide Jurisdiction)

SECTION A. PROJECT NAME (See Section A of instructions)

Project Name & Municipality Swedesford Partners LP, East Whiteland Township

SECTION B. REVIEW SCHEDULE (See Section B of instructions)

1. Date plan received by county planning agency. June 23, 2014 2. Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency August 15, 2014

SECTION C. AGENCY REVIEW (See Section C of instructions)

Yes No

X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S. 10101 et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in 2009. Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in 2002. X 2. 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. 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met

X 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency Landscapes2 Policy NR 3.10 states: “Restore degraded and impaired streams and ground water to achieve state designated water quality standards and support upgrades in state stream designations where justified by stream conditions and uses.” According to PA Code Title 25, Chapter 93, this proposal is located in a watershed or sub-watershed that has a stream use designated as Exceptional Value Waters or High Quality Waters . These streams are given high priority when considering watershed protection measures. The applicant may need to conduct further coordination with DEP or other agencies in order to comply with the water quality standards set forth in this regulation . X 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies:

X 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact:

7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts

X 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? No

10. Does this proposal meet the zoning requirements of the ordinance? N/A 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

13. Does this proposal meet the requirements of the ordinance? N/A If no, describe which requirements are not met

X 14. Is this proposal consistent with the municipal Act 537 Official Sewage Facilities Plan? If no, describe inconsistency While this project is consistent with the Township Act 537 Plan, currently, the property does not have access to the public sewage system. Until a time that the collection pipe from Whiteland Village is activated , the applicant is proposing to use holding tanks until the system is available.

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

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, 2013. According to our records, East Whiteland Township updated their stormwater management ordinance on January 15, 2014. 18. Name, Title and signature of person completing this section :

Name: Ronald T. Bailey, AICP Title: Executive Director Signature: ______Date: August 15, 2014 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite 270 601 Westtown Road P.O. Box 2747 West Chester, PA 19380-0990 Telephone Number: (610) 344-6285

SECTION D. ADDITIONAL COMMENTS (See Section D of instructions)

Discussion and Information Items

Discussion on County Matters

Planning Services Division Update Planning Services Division Ü Active Planning Projects

South September 2014 Warwick Coventry

East Pikeland

Vision Partnership Program Projects West Vincent West Honey Nantmeal VPP Monitoring Brook Schuylkill Brgh. Comprehensive Plan Wallace Upper Charlestown Honey Uwchlan Brook Subdivision and Land Development Ordinance Twp. West Uwchlan Brandywine Zoning Ordinance East Brandywine East Caln West Recreation and Open Space Plan West Caln Whiteland Caln Downingtown East Multi-Modal/Trail Study Goshen Valley Coatesville West West South Modena Highway Corridor Plan Bradford Chester Coatesville Atglen East ^_ VPP In-Kind Contracts East Fallowfield Bradford Westtown Newlin Regional Projects Pocopson Birmingham Brandywine Creek Greenway East Strategic Action Plan (DCNR) Marlborough Pennsbury Longwood Gardens Cooperative Planning Project Kennett West Grove Brandywine Battlefield Strategic Penn Action Plan (NPS)

County-wide Projects

- Natural Heritage Inventory (DCNR) 0 1.25 2.5 5 7.5 10 Miles

Sources: Municipalities - Chester County DCIS/GIS; VPP Tracking created by CCPC, 2014. PLANNING SERVICES DIVISION REPORT September 2014

Vision Partnership Program The following report summarizes major grant program activity within the Planning Services Division as of September 1, 2014. Unless otherwise noted, the projects are funded through the Vision Partnership Program (VPP).

1. Atglen Borough – Zoning Ordinance Update (3/12-10/14) The Borough has retained the Chester County Planning Commission to assist them with the update of their zoning ordinance. The ordinance will support the Borough’s planning and revitalization policies, including current planning efforts for the Atglen train station. The second draft of the ordinance was completed in September and its review by the Borough was completed in April. A public information meeting was held by the Borough Planning Commission on June 25, 2014. Following additional discussion, the Planning Commission voted on July 21, 2014 to recommend that Borough Council adopt the ordinance with additional modifications to the TOD District. Ordinance adoption is anticipated in fall 2014. Percent Completed: 95% Consultant: Chester County Planning Commission VPP Project Planners: Kevin Myers, Justin Smiley

2. Coatesville City – Comprehensive Plan Update (7/12-6/14) The City has retained Thomas Comitta Associates to update their 1997 and 2002 comprehensive plans using the Transect method. Under this method the Plan will be organized by “Transect-zones” that reflect the various character areas of the City including the Downtown, Older Neighborhoods, Newer Neighborhoods, Industrial Areas, and Natural and Recreation Areas. Design guidelines and best practices will be developed for each of the T-zones which will, in turn, provide guidance for future zoning updates. The City has coordinated their planning efforts at key points with Valley Township as they update their zoning ordinance. The plan was adopted following a public hearing on August 25, 2014. The City will be requesting an extension to accommodate the adoption process. Percent Completed: 100% Consultant: Thomas Comitta Associates VPP Project Monitor: Justin Smiley

3. Charlestown Township – Charlestown Township Devault Rail Trail Feasibility Study (1/14-12/15) The Township is undertaking a feasibility study for the potential conversion of the currently unused Devault Branch of the former Pennsylvania Railroad to a rail-trail. The Township will coordinate with adjacent municipalities, the French and Pickering Trust, and the current owner, Norfolk Southern, on the project. Future links could be created to the Schuylkill River Trail, the Horse-Shoe Trail, the Warner Loop, and the Chester Valley Trail. The project will also support the implementation of County’s proposed the Patriots Path. The group held their first meeting in March 2014. Percent Completed: 20%

1 Planning Services Division – VPP and Grant Activity – September 2014

Consultant: Campbell Thomas & Company, Ray Ott & Associates VPP Project Monitor: Jake Michael

4. East Bradford Township – Comprehensive Plan Update The Township proposes to update their 2004 comprehensive plan and create a plan that is strategic, specific, and implementable. The overall goal is to identify and focus on priority issues that will improve quality of life for township residents. Those priorities will be determined early in the planning process through a community visioning process. The plan will continue to focus on the township’s conservation initiatives while determining the best approach for absorbing anticipated development in the remaining growth areas. The Township is in the process of reviewing consultant proposals and anticipates making a selection by September 9, 2014. Percent Completed: Contract Pending RFP Consultants: TBD VPP Grant Monitor: Jeannine Speirs

5. East Goshen Township – Comprehensive Plan Update (1/13-12/14) The Township has retained the Brandywine Conservancy to update their 2005 comprehensive plan. A sustainability assessment was completed at the beginning of the project as was a public information meeting. The plan will include an economic development component to be undertaken by Triad Associates. The Township is reaching out to businesses for input on this plan element. The Township has also decided to update their parks, recreation, and open space plan starting in the fall of 2013. This effort is an independent project and will be coordinated with the comprehensive plan update. Percent Completed: 75% Consultants: Brandywine Conservancy VPP Grant Monitor: Jeannine Speirs

6. East Fallowfield Township – Comprehensive Plan Update (8/13-7/15) The Township has retained Ray Ott & Associates to update their 1999 comprehensive plan. The current plan is past the 10 year update window and predates both GIS mapping and the 2000 and 2010 Census. This project will be a full update to bring the plan into compliance with the MPC and is also intended to support the policies of the Brandywine Creek Greenway Plan. A full draft of the plan is anticipated in late summer 2014.

Percent Completed: 55% Consultants: Ray Ott & Associates VPP Grant Monitor: Susan Elks

2 Planning Services Division – VPP and Grant Activity – September 2014

7. East Pikeland Township – Routes 23 and 724 Ordinance Amendments (1/14-12/15) The Township is preparing amendments to their zoning ordinance and subdivision and land development ordinance to implement the policies of their recently adopted comprehensive plan amendment entitled Plan for Open Space and Economic Development for East Pikeland Township. The economic development component will focus on improved zoning along the Routes 23/724 corridors that will support the desired growth as envisioned in the plan. Percent Completed: 50% Consultants: Theurkauf Design & Planning VPP Grant Monitor: Mark Gallant

8. Honey Brook Borough – Comprehensive Plan Update (1/13-12/14) The Borough has retained the Brandywine Conservancy to assist them with the update of their 1993 comprehensive plan which was adopted as a joint plan with Honey Brook Township. This project will include a sustainability assessment and will also serve as an update to the Borough’s revitalization plan. Coordination with between the Borough and Township was a condition of grant approval. Joint meetings with the borough and township have begun and will continue through the end of the project. Percent Completed: 40% Consultants: Brandywine Conservancy VPP Grant Monitor: Justin Smiley

9. Honey Brook Township – Comprehensive Plan Update (7/13-6/15) The Township has retained the Brandywine Conservancy to assist them with the update of their 2006 comprehensive plan. The update will be coordinated with the Honey Brook Borough Comprehensive Plan which is currently being updated by the Conservancy. The ultimate goal is the possible joint adoption of the two plans. At a minimum, the update will result in a coordinated planning effort between the borough and the township. The township is coordinating its plan development process with Honey Brook Borough. The committee will discuss the Rocklyn Station Overlay District at the September 2014 meeting. Percent Completed: 50% Consultants: Brandywine Conservancy VPP Grant Monitor: Kathy McCarthy

10. Kennett Township – Comprehensive Plan Update (4/12-11/14) The Township has retained the Chester County Planning Commission to assist them with the update of their 2004 comprehensive plan. The plan update reflects the Township’s interest in resource protection and open space preservation, but places a greater emphasis on housing issues and potential trail and pedestrian links. The township is also participating in the Longwood Gardens Cooperative Planning Project and will be taking concepts from that planning effort into consideration as they update the land use portion of the their comprehensive plan. The Township has finished reviewing the first draft of the plan and preparation of the second draft is underway. Percent Completed: 80% Consultant: Chester County Planning Commission

3 Planning Services Division – VPP and Grant Activity – September 2014 VPP Project Planner: Jeannine Speirs

11. Penn Township – Jennersville Multi-Modal Study (9/13-8/15) The Township has selected the consulting team of MacCombie Engineering and Menke & Menke Landscape Architects and Planners to undertake a pedestrian connectivity study for the village of Jennersville. The study will determine how to best connect the numerous commercial, office, institutional, and residential uses in the village. The study is consistent with the recommendations of their recently adopted comprehensive plan. A public meeting was held on June 4, 2014 and a public survey will be open in later summer 2014. Percent Completed: 35%

Consultants: MacCombie Consulting Engineers & Surveyors, Inc.; Menke & Menke, LLC Landscape Architects & Planners VPP Grant Monitor: Susan Elks

12. Pennsbury Township – Subdivision and Land Development Update (1/14-12/15) The Township is updating their subdivision and land development ordinance with the assistance of the Brandywine Conservancy. The subdivision ordinance update will be coordinated with their recently adopted zoning ordinance and with the planned updates to their stormwater management provisions per the County-wide Act 167 Plan. This effort will also continue to implement their 2006 comprehensive plan update. Percent Completed: 30% Consultant: Brandywine Conservancy VPP Grant Monitor: Jeannine Speirs

13. Schuylkill Township – Freedom Trail Feasibility Study (9/14-8/16) The Township is undertaking this trail study to determine the feasibility of creating a Freedom Trail connection between Valley Forge National Historic Park and the Schuylkill River Trail in the Phoenixville area. The trail study will also examine potential connections to the Chester Valley Trail via the Patriots Path in VFNHP and to the proposed Charlestown Devault Branch Rail Trail. This trail planning effort will be coordinated with adjacent communities and has significant potential for creating regional trail connections between historic, cultural, environmental, and urban destinations. Percent Completed: New Contract Consultant: Gilmore & Associates, Inc. VPP Grant Monitor: Jake Michael

14. South Coventry Township – Comprehensive Plan Update (9/14-8/16) The Township is updating their 1996 comprehensive plan with the assistance of Chester County Planning Commission staff. Since 1996, the township has participated in two major Northern Federation planning efforts including the Regional Resource Protection Plan (2006) and the Parks, Recreation, and Open Space Plan (2012). Relevant elements of these plans will be incorporated into or expanded on in the Township plan as well as addressing all required comprehensive plan elements of the MPC.

4 Planning Services Division – VPP and Grant Activity – September 2014 Percent Completed: New Contract Consultant: Chester County Planning Commission VPP Project Planner: Mark Gallant

15. Valley Township – Zoning Ordinance Update (7/12-12/14) The Township has retained Pennoni Associates, Inc. to update their 1991 zoning ordinance. The ordinance will address natural resource protection, redevelopment, housing diversity, and sustainable land use patterns. The Township has been requested to coordinate their zoning update with Coatesville City as they update their comprehensive plan. A public information meeting was held on July 17, 2014. Percent Completed: 70% Consultant: Pennoni Associates, Inc. VPP Project Monitor: Kevin Myers

16. Wallace Township – Comprehensive Plan Update (1/13-12/14) The Township has retained Natural Lands Trust and Castle Valley Consultants to assist with the update of their 1986 comprehensive plan. The update will reflect the changing conditions which have occurred over the past 25 years and provide better policy support for the Township’s historic and natural resource protection standards. The Township has developed a set of goals and objectives and a revised future land use plan and a full draft should be distributed in August 2014. Percent Completed: 70% Consultants: Natural Lands Trust, Castle Valley Consultants VPP Grant Monitor: Mark Gallant

17. Warwick Township – Comprehensive Plan Amendments for Hopewell Big Woods (1/14-12/15) The Township is developing a comprehensive plan supplement to address protection strategies for the Hopewell Big Woods. The Township is located entirely with the Big Woods/Schuylkill Highlands, an area designated as one of PA DCNR’s seven Conservation Landscape Initiatives regions. These strategies could serve as a model for other municipalities located within this important resource. Mapping and text are being compiled and reviewed. Percent Completed: 60% Consultants: Theurkauf Design & Planning VPP Grant Monitor: Jake Michael

18. West Chester Borough – Comprehensive Plan and Revitalization Plan Update (1/14-12/15) West Chester Borough is undertaking an update of their 2000 comprehensive plan and 2002 revitalization plan. Both plans will be incorporated into a single document. The project will work closely with Borough residents and businesses to determine specific actions that will accomplish the Borough’s goals for the future. The task force has been selected and meetings with the consultant are underway. Percent Completed: 25% Consultant: Urban Research & Development Corporation

5 Planning Services Division – VPP and Grant Activity – September 2014 VPP Grant Monitor: Justin Smiley

19. West Grove Borough – Zoning Ordinance Update (2/13-1/15) West Grove Borough has retained the Chester County Planning Commission to assist them with updating their 1970 Zoning Ordinance. The ordinance update will provide support for the implementation of the Borough’s revitalization plans, bring the ordinance into conformity with current planning practices, address nonconforming uses in the Borough, and address land uses not envisioned when the plan was first developed. The review of the first draft materials is complete and the second draft of the full ordinance should be completed in September 2014. Percent Completed: 65% Consultant: Chester County Planning Commission VPP Project Planners: Kevin Myers, Justin Smiley

20. West Vincent Township – Multi-Modal Transportation Study (2/13-1/15) The study will address the circulation needs of pedestrian, bicycle, public transit, and automobile users in the community. The project was identified in the Township’s Sustainability Work Plan for 2012-2015. While the study is township-wide, it will focus on four specific areas: Ludwigs Corner, Pughtown Road, Birchrunville, and St. Matthews Road. The study task force includes representatives from East Pikeland and Upper Uwchlan townships. Inventory mapping has been prepared and public meetings have been conducted. An assessment of road conditions, multi-modal routes, and preliminary alternatives are completed. A draft study was reviewed by both the CCPC grant monitor and the task force and the study is being finalized. Percent Completed: 95% Consultants: McMahon Associates, Inc., Brandywine Conservancy VPP Grant Monitor: Jake Michael

21. West Whiteland Township – Lincoln Highway & Whitford Road Corridor Plan (9/13-8/15) The township is undertaking a plan for development and redevelopment of uses within these corridors as well as transportation issues in this high traffic area. The plan will further support the recommendations of the Central Chester County Bicycle and Pedestrian Plan of which they were an active participant. The plan could also serve as the foundation for a future Act 209 Transportation Impact Study. The plan is currently in the public review process. Percent Completed: 90% Consultants: URS Corporation VPP Grant Monitor: Kevin Myers

6 Planning Services Division – VPP and Grant Activity – September 2014 Regional and Multimunicipal Planning Efforts

22. Brandywine Battlefield Strategic Landscapes Plans (8/13 - 8/15) This project is being funded through an American Battlefield Protection Program (ABPP) grant from the National Park Service. It entails completing individual strategic plans for four of 13 identified strategic battlefield landscapes. Each plan will include information about: key lands and resources for planning and preservation, verification/land studies of the locations of troop movements and cultural resources, specific recommended resource protection strategies based on the Brandywine Battlefield Preservation Plan, and public access and interpretation recommendations, where appropriate. This project is being undertaken in cooperation with five municipalities in the Battlefield (Pocopson, East Bradford, West Bradford, Birmingham, and Westtown) and the Brandywine Battlefield Task Force (BBTF), as well as in coordination with Delaware County Planning who received a parallel ABPP grant to produce strategic plans for two key battlefield landscapes in Delaware County. Percent Complete: 20% Consultant: Chester County Planning Commission Project Planners: Jeannine Speirs, Karen Marshall

23. Brandywine Creek Greenway Strategic Action Plan (1/13 - 12/16) Since 2010, the Brandywine Conservancy has been working with municipalities along the main stem and upper east branch of the Brandywine to complete a Concept Plan (Phase I) for the Brandywine Creek Greenway. The Greenway is envisioned to be a 30- mile conservation and recreation corridor to include an interconnected system of formal trails, informal paths, river access points, and wildlife corridors. Phase I was completed in spring of 2013.

The Greenway Strategic Action Plan (Phase II) will be a shared implementation plan for 24 municipalities in Chester and Delaware counties. The Action Plan is being undertaken as a partnership between Chester County and the Brandywine Conservancy. It will outline specific projects for each municipality to implement over the short- and long- term to achieve such goals as enhanced recreation opportunities and greater protection of sensitive resources. Public and stakeholder input meetings are underway. This effort is being funding through a DCNR C2P2 grant (Community Conservation Partnership Program). CCPC staff has completed its assigned project tasks and the final round of public meetings is underway. Percent Complete: 90% Consultant: Brandywine Conservancy, Chester County Planning Commission Project Planners: Jake Michael

24. Longwood Gardens Cooperative Planning Project (10/13 - 9/15) The townships of East Marlborough, Kennett, and Pennsbury, along with Longwood Gardens, are working cooperatively with the Chester County Planning Commission to facilitate communication relative to ongoing issues of common concern and future development in the Gardens, as well as work through potential incompatibilities between existing municipal regulatory controls and Longwood’s concept plan (Phase I). A second joint stakeholder meeting was held in March 2014. Individual meetings with

7 Planning Services Division – VPP and Grant Activity – September 2014 the townships to discuss ordinance provisions took place in June and July 2014. Phase II of the project will focus on creating coordinated zoning districts to meet the needs of the townships and Longwood Gardens. Percent Complete: 35% Consultant: Chester County Planning Commission Project Planner: Susan Elks

25. Natural Heritage Inventory for Berks and Chester Counties (1/12 - 10/14) This project will create an updated inventory of threatened and endangered species within both Chester and Berks counties. It is being funded through a DCNR grant and will serve as an update to the 2000 Chester County Natural Areas Inventory. Field surveys are being conducted by staff from the Pennsylvania Natural Heritage Program and the Western Pennsylvania Conservancy. Field data will be compiled by December 2013. The final products will be delivered to CCPC by April 2014 and will include GIS mapping of sites previously only available in paper form. The publication date has been pushed forward to October 2014 due to the high numbers of additional sites found in Chester County. Percent Complete: 90% Consultant: Pennsylvania Natural Heritage Program, Western Pennsylvania Conservancy Project Monitor: Jake Michael

8 Planning Services Division – VPP and Grant Activity – September 2014

VPP Project Inquiries The municipalities listed below have made recent inquiries about the VPP Grant Program:

1. Atglen Borough - Comprehensive Plan update (December 2013) 2. Caln Township - Comprehensive Plan update (January and July2014) 3. Coatesville City – Zoning Ordinance update (August 2014) 4. *East Bradford Township - Comprehensive Plan update (February 2014) 5. East Coventry Township – Parks and Recreation Plan (July 2014) 6. Easttown Township - Comprehensive Plan update (June 2014) 7. East Whiteland Township – Comprehensive Plan update (July 2014) 8. Elverson Borough - Zoning Ordinance and Subdivision Ordinance update (July 2014, follow-up to comprehensive plan update) 9. Lower Oxford Township - Zoning Overlay District (November 2013) - request came from CCEDC 10. Phoenixville Borough - Revitalization Plan update (February 2013, August 2013) 11. Pocopson Township – Historic Resource Inventory and Ordinance amendments (July 2014) 12. *Schuylkill Township - Trail Feasibility Study (January 2014) 13. South Coatesville Borough - Subdivision and Land Development Ordinance update (August 2013) 14. *South Coventry Township - Comprehensive Plan update with VPP In-kind Grant (August 2013, January 2014) 15. *Tredyffrin Township - Economic Development Plan (January 2014), Economic Development/Marketing Study (July 2014) 16. Upper Uwchlan Township – Stormwater Authority Feasibility Study (July 2014) 17. West Bradford Township – Resource Protection Ordinance amendments (July 2014) 18. Western Chester County Region – Route 30 Land Use & Multi-Modal Transportation Study (July 2014)

*Approved for VPP funding in Round 1 of the 2014 Grant Application Process. (Note: Tredyffrin withdrew grant request for Economic Development Plan.)

Transportation & Information Service Division Update Transportation and Information Services Division

September 2014

Several projects nearing completion across the County

• PA 29 Phase 3: $4.2 million project to widen PA Route 29 in Charlestown Township and upgrade intersections at Yellow Springs Road/Warner Lane, Whitehorse Road and Charlestown Road/Phoenixville Pike. Final paving was scheduled for the last week of August.

• PA 52 Bikeway: $882,000 project to improve shoulders along a 1.6-mile section of PA 52 in Kennett Township. A dedication of the Kennett Bikeway is scheduled for later this fall. Planning Commission staff worked closely with Kennett Township to identify supplemental funding for this bikeway project. Staff continues to work with PennDOT and Pennsbury Township to extend the bikeway accommodations through Pennsbury; this improvement would provide a continuous bikeway from PA Route 1 to the Delaware state line, where Delaware’s Route 52 bikeway begins.

• Church Street streetscape: $850,000 project to upgrade the curbing, sidewalks, and landscaping of Church Street in West Chester Borough.

PennDOT awards freight grants; two projects awarded in Modena Borough Two Chester County projects – both in the Modena Borough—were among 39 projects that were recently awarded rail freight assistance funding by PennDOT. Arcelor Mittal was awarded $2.8 million to rehabilitate a bridge crossing of the West Branch Brandywine Creek in Modena Borough and $172,000 was awarded to Chester County Economic Development Council to construct a new rail siding for the Mogreena Industrial Complex. This rail siding will provide rail access for Waste Oil Recycling, a company that specializes in the recycling of cooking oil.

US 30/PA 252 improvements to get underway

In 2008, Planning Commission staff assisted Tredyffrin Township with repurposing a federal On 7/22/14, CCPC and DVRPC staff met with Arcelor earmark on the Transportation Improvement Program to improve the PA 252/US 30 Mittal staff to review improvement plans for the intersection; recently, Tredyffrin Township announced that construction of the improvement pictured bridge in Modena Borough. project will begin later this fall.

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The $1-million dollar project will install an adaptive traffic signal system at four signalized intersections to allow the timing of the signals to adjust based on real-time traffic conditions at the approaches to each intersection. The intersections include Route 30 (Lancaster Avenue) and Route 252 (Leopard Road/Bear Hill Road); Route 30 (Lancaster Avenue) and Paoli Shopping Center; Route 252 (Leopard Road) and Paoli Shopping Center; and Route 252 (Bear Hill Road) and Central Avenue. The improvement plan also includes adding dedicated left turn arrows for turns from southbound and northbound Route 252 (Leopard Road/Bear Hill Road) onto Route 30 (Lancaster Avenue); improving the turning radiuses at the intersection of Route 30 (Lancaster Avenue) and Route 252 (Leopard Road/Bear Hill Road); milling and paving Route 252 (Bear Hill Road) between Central Avenue and Route 30 (Lancaster Avenue); building a new sidewalk along northbound Route 252 (Bear Hill Road) under the railroad bridge; and building new curb ramps.

Sikorsky granted $2.5 million to construct direct connection to Chester County Airport The Corbett administration recently announced that Sikorsky Global Helicopters, located in Sadsbury Township, was awarded a $2.5 million grant. The awarded funds will enable Sikorsky to construct an overpass of Washington Lane, which will directly connect the helicopter manufacturer facility to the adjacent Chester County Airport. The improvement project will eliminate the current practice of helicopters taxiing across Washington Lane at an at-grade crossing. Transportation Division staff participated in an ad hoc committee-- led by the Chester County Economic Development Council—to identify potential funding sources for this project.

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Director’s Report

Marketing Strategy

Commission Discussion – Topics & Issues