March 2016 Board Meeting

THE COUNTY OF CHESTER COMMISSIONERS PLANNING COMMISSION Terence Farrell Government Services Center, Suite 270 Kathi Cozzone 601 Westtown Road Michelle Kichline P. O. Box 2747 West Chester, PA 19380-0990 Brian N. O’Leary, AICP (610) 344-6285 Fax (610) 344-6515 Executive Director

Chester County Planning Commission Government Services Center, Room 270 March 9, 2016

AGENDA

2:00 p.m. 1. CALL TO ORDER Chairman

A. Chairman’s Welcome Chairman

2:05 p.m. 2. ACTION ITEMS

B. Approval of Commission Meeting Minutes – February 10, 2015 Commission

C. Act 247 Reviews –February 2016 Applications Act 247 Team 1) Subdivision and Land Development Plan Reviews (18) 2) Comprehensive Plan, Zoning and Subdivision Ordinance Amendment, Miscellaneous Reviews (21)

D. Act 537 Reviews- February 2016 Carrie Conwell 1) Major Applications (0) 2) Minor Applications (3) E. Nottingham Twp; Cooper Farm Subdivision; 7,613 gpd; Consistent Lower Oxford Twp; Sunoco Public Sewer Connection; 400 gpd; Consistent Lower Oxford Twp; Israel Smoker; 500 gpd; Consistent

E. Agricultural Security Area Review Carrie Conwell 1) West Vincent Township

2:45 p.m. 3. DISCUSSION AND INFORMATION ITEMS

F. Transportation Division Update Randy Waltermyer

G. Planning Services Update Susan Elks

H. Infrastructure and Plan Review Division Update Carol Stauffer

I. Director’s Report Brian O’Leary 1) Status of Communications Plan 2) Status of Comprehensive Plan Update 3) Update

J. Public Comment

3:30 p.m. 4. ADJOURNMENT

email: [email protected] • www.landscapes2.org • website: www.chesco.org/planning

Action Items

Act 247 Reviews

Subdivision & Land Development Act 247 Reviews of Proposed Development during February 2016 Symbols

Residential Lots/Units 8 1 - 2 8 3 - 50 8 51 - 600 Non-Residential Square Feet

@ 1 - 10,000 @ 10,001 - 100,000 8 8 @ 100,001 - 1,200,000 @ 6 Other 1@ @ D Mixed Use 8 5 8 8 Not Consistent 7 @ with Livable D Landscapes2

Livable @ Landscapes2 3 8 Growth Areas @ 2 9 Urban Suburban Suburban Center Rural Resource Areas 8 Agricultural 4 #PLAN #PLAN TITLE Rural 10 1LD‐1‐16‐13189 Andrews Bridge Assoc., II, L.P. 8 Rural Center 2LD‐1‐16‐13237 Hnos Lara, LLC 3LD‐1‐16‐13241 Windurra USA, LLC 4LD‐1‐16‐13245 Keen Property 5LD‐2‐16‐13261 West Goshen Twin Rinks 6LD‐2‐16‐13284 Patient First ‐ Ashbridge Square 7SD‐1‐16‐13235 The Court at Bishops Lodge 8SD‐1‐16‐13238 McCoy ‐ Brown Note: Excludes lot line revisions, lot consolidations, second 9SD‐1‐16‐13242 Jaob Yasgur reviews, sketch plans, and surface parking, UNLESS those 10 SD‐1‐16‐13247 India Imperatore 02.557.5101.25 reviews cited unique or significant community impacts. Miles 246 34 18 6 0 0 0 Mixed-use Unoffi REVIEWS REVIEWS Structural square footage Total www.landscapes2.org/PlanReview/PlanReview.cfm Chester County PlanningCommission February 2016 Applications Land Development Subdivision and NON-RESIDENTIAL REVIEWS LOTS/UNITS 200 cial sketch plans 1 0 alllandusetypes 0 2016 year-to-date 2016 year-to-date 2016 year-to-date 2016 year-to-date February 2016 February 2016 February 2016 February 2016 2015 t 2015 t 2015 t 2015 t otal otal otal otal 78,762 0 0 69 33 360,815 1,000,000 1,000 2,000,000 2,000 2,539 3,000,000 2,755,233 3,000 0 70 14 6 35 2 1 0 0 0 0 0 0 8 25 2 2 NON-RESIDENTIAL 1 1 RESIDENTIAL REVIEWS 100

66 50

20 15

13 10 7

0 0 0 Land UseLand 2016 year-to-date 2016 year-to-date 2016 year-to-date 2016 year-to-date 2016 year-to-date 2016 year-to-date 2016 year-to-date 2016 year-to-date 2016 year-to-date Single family Mobile home Institutional February 2016 February 2016 February 2016 February 2016 February 2016 February 2016 February 2016 February 2016 February 2016 Commercial Agriculture Townhome Apartment Industrial 2015 t 2015 t 2015 t 2015 t 2015 t 2015 t 2015 t 2015 t 2015 t Twin otal otal otal otal otal otal otal otal otal

0 62 2 1 17 1 1 127 15 8 63 7 5 0 0 0 19 2 0 0 0 1,150 0 0 257 42 18 LOTS/UNITS 500 844 1,000 Subdivision and Land Development Reviews 2/1/2016 to 2/29/2016

Review Non-Res. Structure Non-Res. Roads Landscapes2 MunicipalityDate Plan # Title Acreage Land Use Lots/Units Sq. Footage Use Bldgs. (L. Feet) (Yes, No, N/R)

Atglen Borough2/5/2016 SD-1-16-13248 B.K. Campbell, Inc. 98.24 Agr 3 Agr N/R Farm/Pasture Land East Caln Township2/19/2016 LD-2-16-13284 Patient First - Ashbridge 49.06 Com 1 7,153Com 1 Yes Square Medical Building East Whiteland Township2/16/2016 LD-2-16-13283 20 Moores Road Buildings 4 69.22 Com 1 Com Yes & 5

East Whiteland Township2/22/2016 LD-2-16-13281 Atwater Village Commercial 9.38 Com 1 Com Yes Restaurant

Easttown Township2/10/2016 SD-1-16-13238 McCoy - Brown 39.41 Sfr 2 Residential Yes Sfr

Franklin Township2/10/2016 LD-1-16-13245 Keen Property 6.00 Sfr 3 Residential Yes Sfr

Kennett Township2/10/2016 SD-1-16-13243 Kennett Business Park 33.45 Agr 2 Agr Yes Farm/Pasture Land Kennett Township2/10/2016 LD-1-16-13237 Hnos Lara, LLC 0.57 Com 1 3,520Com 1 Yes Restaurant

Kennett Township2/16/2016 SD-1-16-13242 Jaob Yasgur 4.40 Sfr 3 Residential Yes Sfr

Londonderry Township2/9/2016 SD-1-16-13240 Windurra USA, LLC 82.64 Com 1 Com Yes

Londonderry Township2/9/2016 LD-1-16-13241 Windurra USA, LLC 82.64 Com 1 39,365Com 1 Yes

New London Township2/9/2016 SD-1-16-13247 India Imperatore 15.80 Sfr 2 Residential Yes Sfr

Pocopson Township2/16/2016 LD-2-16-13280 Riverside Daycare 2.17 Com 1 10,002Com 1 Yes Child Daycare

West Brandywine Township2/19/2016 SD-2-16-13286 Karen Sload 2.40 Sfr 2 Residential Yes Sfr

February 23, 2016 Page 1 of 3 Review Non-Res. Structure Non-Res. Roads Landscapes2 MunicipalityDate Plan # Title Acreage Land Use Lots/Units Sq. Footage Use Bldgs. (L. Feet) (Yes, No, N/R)

West Chester Borough2/2/2016 SD-1-16-13215 Future Borough of West 1.36 Ins 1 Ins Yes Chester Park Park

West Goshen Township2/2/2016 LD-1-16-13189 Andrews Bridge Assoc., II, 10.10 Ind 1 12,850Ind 1 Yes L.P. Addition to Existing West Goshen Township2/8/2016 SD-1-16-13235 The Court at Bishops Lodge 3.50 Sfr 6 Residential 295 No Sfr

West Goshen Township2/16/2016 LD-2-16-13261 West Goshen Twin Rinks 10.71 Com 1 5,872Com 1 Yes Addition to Existing

Grand Totals of Subdivision and 18 521.05 33 78,762 6 295 Land Development Reviews Reviews Acres Lots/Units Non-Res. Non-Res. Linear Sq. Feet Bldgs. Feet Roadway

There are 16 plans consistent, 1 plans inconsistent, and 1 plans with no relevance to Landscapes2.

February 23, 2016 Page 2 of 3 Unofficial Sketch Plan Evaluations 2/1/2016 to 2/29/2016

Review Non-Res. Structure Non-Res. Roads Landscapes2 Municipality Date Plan # Title Acreage Land Use Lots/Units Sq. Footage Use Bldgs. (L. Feet) (Yes, No, N/R)

No Unofficial Sketch Plan Evaluations were conducted during this timeframe.

February 23, 2016 Page 3 of 3

Subdivision & Land Development Letters

January 27, 2016

Gina M. Wheeler, Manager/Secretary West Fallowfield Township 3095 Limestone Road, Suite 1 Cochranville, PA 19330

Re: Preliminary Land Development - Dollar General - Cochranville, PA # LD-1-16-13168 - West Fallowfield Township

Dear Ms. Wheeler:

A preliminary land development plan entitled "Dollar General - Cochranville, PA", prepared by Hurley & Stewart, LLC and dated December 20, 2015, was received by this office on January 8, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location - east side of Cochran Street, west side of Route 41 Site Acreage - 4.30 acres UPI - 44-4-64 Landscapes2 Designation - Rural Center Landscape Watersheds Designation - Knight Run subbasin of the Octoraro Creek watershed

PROPOSAL:

The applicant proposes the construction of a 9,100 square foot commercial building and 30 parking spaces. The site will be served by on-site water and on-site sewer facilities and is located in the C- Commercial zoning district.

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

COUNTY POLICY:

LANDSCAPES:

1. The project site is located within the Rural Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Rural Center Landscape is to preserve

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Preliminary Land Development - Dollar General - Cochranville, PA # LD-1-16-13168 - West Fallowfield Township

the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate development in rural centers. The proposed land development is consistent with the objectives of the Rural Center Landscape.

WATERSHEDS:

 implement comprehensive stormwater management,  restore water quality of “impaired” streams, and  protect first order streams. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 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. Watersheds can be accessed at www.chesco.org/water through the “Water Information (Online Maps and Publications)” link. Page: 3 Re: Preliminary Land Development - Dollar General - Cochranville, PA # LD-1-16-13168 - West Fallowfield Township

PRIMARY ISSUES:

3. The Township should verify that the submission meets all ordinance requirements related to the location, size and lighting of signs.

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

5. In July 2013, the “County-wide Act 167 Stormwater Management Plan for Chester County, PA” was approved by the Pennsylvania Department of Environmental Protection (DEP). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality’s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County’s streams and groundwater.

6. As of 2014, nearly every municipality in Chester County has at least one stream segment listed as impaired by the Pennsylvania Department of Environment Protection (DEP) and not meeting the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the locations, sources and causes of listed water body impairments to ensure that the proposed activity will not increase the pollutant loading to an impaired water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water through the “TMDLs/Water Quality Improvement” link.

7. The Township engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-wide Act 167 Plan as incorporated within the municipality’s Act 167 stormwater management ordinance.

8. The Township should verify that the proposed landscaping plan conforms to Township Ordinance landscape and screening requirements. We also suggest that the applicant provide elevations of the building's western side, which will be visible from Cochran Street, and describe its aesthetic character. This is also important because the western portion of the site will contain the trash enclosure. We suggest that similar exterior finishes be used on the building’s western side, and the applicant should consider additional landscaping to screen views from the west.

9. The proposed activity is located within a watershed for which one or more Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the TMDL report(s) for this watershed to determine if any requirements are applicable to this location, and if so, ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and that the proposed activity achieves any applicable pollutant load reductions that may be required by municipal or state regulations, to the extent practicable. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water through the TMDLs/Water Quality Improvement link.

10. We recommend that the applicant consider the need for oil/water separators in the stormwater management system. This would reduce the risk of spilled petroleum products from entering the stormwater system and possible contamination of the watershed.

11. We acknowledge that the plan will require a PennDOT Highway Occupancy Permit, as noted on Sheet 18.

Page: 4 Re: Preliminary Land Development - Dollar General - Cochranville, PA # LD-1-16-13168 - West Fallowfield Township

12. We commend the applicant for providing a bike rack. However, the proposed bike rack is in a remote location in relation to the building’s entrance, and the bike rack should be moved to a place where it may be more easily seen and used.

13. The Township should verify that the design and location of any proposed outdoor lighting conforms to Township ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses.

14. 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.

ADMINISTRATIVE ISSUE:

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

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Fallowfield Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Wes Bruckno, AICP Senior Planner cc: Cochranville DG, LLC CG Buchalter LLC Hurley & Stewart, LLC County Department of Emergency Services Technical Division Matthew Miele, PennDOT District Permits Manager Francis J. Hanney, PennDOT Chester County Health Department February 10, 2016

Lisa M. Moore, Secretary/Manager Kennett Township 801 Burrows Run Rd. Chadds Ford, PA 19317

Re: Preliminary Land Development - Hnos Lara, LLC # LD-1-16-13237 - Kennett Township

Dear Ms. Moore:

A preliminary land development plan entitled "Hnos Lara, LLC", prepared by Regester Associates Inc., and dated January 13, 2016, was received by this office on January 22, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location - north side of Millers Hill Road, west of Exelon Way Site Acreage - 0.57 acres UPI - 62-4-13 Landscapes2 Designation - Urban Landscape Watersheds Designation - East Branch subbasin of the Red Clay Creek watershed

PROPOSAL:

The applicant proposes the construction of a 3,520 square foot commercial building with 12 parking spaces. The site will be served by onsite water and public sewer. The project site is located in the C-Commercial zoning district.

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

COUNTY POLICY:

LANDSCAPES:

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

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org the Urban Landscape. /planning Page: 2 Re: Preliminary Land Development - Hnos Lara, LLC # LD-1-16-13237 - Kennett Township

PRIMARY ISSUES:

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

3. As of 2014, nearly every municipality in Chester County has at least one stream segment listed as impaired by the Pennsylvania Department of Environment Protection (DEP) and not meeting the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the locations, sources and causes of listed water body impairments to ensure that the proposed activity will not increase the pollutant loading to an impaired water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water through the “TMDLs/Water Quality Improvement” link.

Page: 3 Re: Preliminary Land Development - Hnos Lara, LLC # LD-1-16-13237 - Kennett Township

4. The proposed activity is located within a watershed for which one or more Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the TMDL report(s) for this watershed to determine if any requirements are applicable to this location, and if so, ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and that the proposed activity achieves any applicable pollutant load reductions that may be required by municipal or state regulations, to the extent practicable. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water through the TMDLs/Water Quality Improvement link.

5. This location is at the gateway to the Township’s Commercial district and the Borough of Kennett Square. We suggest that the applicant consider relocating the proposed parking lot to the rear of the structure to create a more urban pedestrian friendly character.

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

7. We endorse the incorporation of sidewalks into the plan. Sidewalks are considered an essential element for new construction in the Urban Landscape. We suggest that a curb cut for continuation of the sidewalk to the east be incorporated into the plan.

8. The Township should verify that the submission meets all ordinance requirements related to the location, size and lighting of signs.

9. The Township should verify that the design and location of all proposed outdoor lighting (as depicted on Sheet #14) 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 ISSUES:

10. A Pennsylvania Department of Transportation (PennDOT) permit is required for new or revised access and should be identified on the final plan as required by Section 508(6) of the Municipalities Planning Code.

11. A copy of the plan should be submitted to the Chester County Health Department (CCHD) for their review and comment on the proposed sewage disposal and/or water supply. The municipality from the appropriate authority and company prior to final plan approval, if applicable, should receive confirmation on the availability of sufficient sewer and water capacity.

12. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities.

Page: 4 Re: Preliminary Land Development - Hnos Lara, LLC # LD-1-16-13237 - Kennett Township

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Kennett Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Glenn Bentley Senior Planner

cc: Hnos Lara, LLC Regester Associates Inc. Alfred Delduco Chester County Health Department Chester County Conservation District Matthew Miele, District Permits Manager PennDOT Francis J. Hanney, PennDOT

February 9, 2016

Janice H. Hearne, Secretary Londonderry Township 103 Daleville Road Cochranville, PA 19330

Re: Preliminary/Final Land Development - Windurra USA, LLC # LD-1-16-13241 - Londonderry Township

Dear Ms. Hearne:

A preliminary/final land development plan entitled "Windurra USA, LLC", prepared by Regester Associates Inc. and dated January 26, 2016, was received by this office on January 26, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location - north side of Gap - Newport Pike (State Route 41), west of Keller Road Site Acreage - 82.64 acres UPI - 46-2-5.1, 46-2-5, 46-2-4.1 Landscapes2 Designation - Rural Center Landscape Watersheds Designation - Doe Run subbasin of the Brandywine Creek watershed

PROPOSAL:

The applicant proposes the construction of a 39,365 square foot commercial indoor horse riding arena and stables, and 19 parking spaces. The site will be served by on-site water and on-site sewer facilities and is located in the AP-Agricultural Preservation zoning district. The site’s existing entrance at Gap - Newport Pike will be used.

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

COUNTY POLICY:

LANDSCAPES:

1. The site is located within the Rural Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Rural Center Landscape is to preserve the

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Preliminary/Final Land Development - Windurra USA, LLC # LD-1-16-13241 - Londonderry Township

open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate development in rural centers. The proposed land development is consistent with the objectives of the Rural Center Landscape.

WATERSHEDS:

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

These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 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. Watersheds can be accessed at www.chesco.org/water through the “Water Information (Online Maps and Publications)” link. Page: 3 Re: Preliminary/Final Land Development - Windurra USA, LLC # LD-1-16-13241 - Londonderry Township

PRIMARY ISSUES:

3. The title sheet states that this is a land development plan, but the plan includes a subdivision that merges UPI numbers 46-2-4.1, 46-2-5.1 and 46-2-5; resulting in one lot. The subdivision plan is reviewed by the Chester County Planning Commission separately (refer to SD-1-16-13240).

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

7. The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions.

8. The Township should verify that the proposed landscaping plan conforms to Township Ordinance landscape and screening requirements.

9. The proposed activity is located within a watershed for which one or more Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by Pennsylvania Department of Environmental Protection. The municipal engineer and the applicant should review the TMDL report(s) for this watershed to determine if any requirements are applicable to this location, and if so, ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and that the proposed activity achieves any applicable pollutant load reductions that may be required by municipal or state regulations, to the extent practicable. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water through the TMDLs/Water Quality Improvement link.

10. The Township should verify that the design and location of any proposed outdoor lighting conforms to Township ordinance requirements. The illumination should be directed inward from the periphery of the site and be oriented to reduce glare and visual impact on the adjoining roadways and land uses.

11. The Township may wish to ask the applicant about whether any types of group activities will occur at the site in addition to equestrian events.

Page: 4 Re: Preliminary/Final Land Development - Windurra USA, LLC # LD-1-16-13241 - Londonderry Township

ADMINISTRATIVE ISSUE:

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

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Londonderry Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Wes Bruckno, AICP Senior Planner cc: Windurra USA, LLC Chester County Health Department Regester Associates Inc. Matthew Miele, PennDOT District Permits Manager Francis J. Hanney, PennDOT February 10, 2016

Joan N. McVaugh, Manager/Treasurer Franklin Township PO Box 118 Kemblesville, PA 19347-0118

Re: Preliminary/Final Land Development - Keen Property # LD-1-16-13245 - Franklin Township

Dear Ms. McVaugh:

A preliminary/final land development plan entitled "Keen Property", prepared by Hillcrest Associates, Inc., and dated December 18, 2015, was received by this office on January 26, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location - north side of Auburn Road, south of Church Hill Road Site Acreage - 6.00 acres UPI - 72-2-63.2, 72-2-63.3, 72-2-63.1 Landscapes2 Designation - Suburban Landscape Watersheds Designation - Middle Branch subbasin of the White Clay Creek watershed

PROPOSAL:

The applicant proposes the construction of three single family homes. The lots will be served by onsite water and onsite sewer. The project site is located in the A/R Agricultural/Residential zoning district.

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.

COUNTY POLICY:

LANDSCAPES:

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

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Preliminary/Final Land Development - Keen Property # LD-1-16-13245 - Franklin Township

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Middle Branch subbasin of the White Clay Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the White Clay Creek watershed include: • Reduction of stormwater runoff, • Restoration of water quality of “impaired” streams, and, • Protection of vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the White Clay Creek watershed can be found in Part 10 of Watersheds. Watersheds can be accessed at www.chesco.org/water through the “Water Information (Online Maps and Publications)” link.

BACKGROUND:

3. The Chester County Planning Commission has previously reviewed a preliminary subdivision plan for this site. That review, SD-10-11-5009, dated October 25, 2011, addressed the creation of 6 lots, on a 99.18 acre site (UPI #72-2-61, 72-2-63) (the other three lots are located west of this site). Our records indicate that the subdivision plan was approved by the Franklin Township on December 19, 2012. Page: 3 Re: Preliminary/Final Land Development - Keen Property # LD-1-16-13245 - Franklin Township

PRIMARY ISSUES:

4. The entire White Clay Creek Watershed has been designated by federal law as a National Wild and Scenic River, which provides additional federal protections and oversight of the natural and water resources of this watershed. The National Park Service and the White Clay Creek Wild & Scenic Steering Committee implement the “White Clay Creek and Its Tributaries Watershed Management Plan” and review and comment on proposed projects that may impact the natural, cultural and recreational resources of the watershed. The municipality should verify that the proposed plan is consistent with the Management Plan and, if needed, consult with the White Clay Creek Wild & Scenic Coordinator for additional guidance regarding protection of the natural and water resources of the White Clay Creek. The White Clay Creek management plan can be found online at www.whiteclay.org through the Resources tab.

7. The proposed activity is located within a watershed for which one or more Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the TMDL report(s) for this watershed to determine if any requirements are applicable to this location, and if so, ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and that the proposed activity achieves any applicable pollutant load reductions that may be required by municipal or state regulations, to the extent practicable. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water through the TMDLs/Water Quality Improvement link.

8. The Township engineer should verify that the sight distances at the proposed driveway access points to Auburn Road meet all ordinance requirements. This is particularly important at this site because of the horizontal curves on this portion of Auburn Road as well as the trees lining this portion of the road. Additional information on this topic is provided in the Commission's Multimodal Circulation Handbook (Page 149), which is available online at: http://www.landscapes2.org/transportation/circulation/19-Driveways.cfm. Page: 4 Re: Preliminary/Final Land Development - Keen Property # LD-1-16-13245 - Franklin Township

9. The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions. While we acknowledge the content of plan notes #10 and #11, we recommend that a stormwater facilities management maintenance plan be incorporated into the deeds of each parcel. 10. We commend the applicant for incorporating a shared driveway into the design. Shared driveways can reduce the number of new access points on public roads, limit impervious coverage, reduce earth disturbance and lower construction costs. The plan and deeds of the affected lots should include a shared driveway maintenance agreement for lots #2 and #3.

ADMINISTRATIVE ISSUES:

11. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities.

12. A copy of the plan should be submitted to the Chester County Health Department (CCHD) for their review and comment on the proposed sewage disposal and/or water supply. The municipality from the appropriate authority and company prior to final plan approval, if applicable, should receive confirmation on the availability of sufficient sewer and water capacity.

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. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Glenn Bentley Senior Planner

cc: Wilkinson Homes LLC Hillcrest Associates, Inc. Sharon Norris, Franklin Township Secretary

February 16, 2016

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

Re: Final Land Development - West Goshen Twin Rinks # LD-2-16-13261 - West Goshen Township

Dear Mr. LaLonde:

A final land development plan entitled "West Goshen Twin Rinks", prepared by D.L. Howell & Associates Inc., and dated January 28, 2016, was received by this office on February 2, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location – the north side of Lawrence Drive, east of North Five Points Road Site Acreage - 10.71 acres UPI - 52-3-117.5C Landscapes2 Designation - Suburban Landscape Watersheds Designation - East Branch subbasin of the Chester Creek watershed

PROPOSAL:

The applicant proposes the construction of a 5,872 square foot addition to the existing ice rink facility. No new sewage disposal or water supply is proposed by the current plan submission (the site is served by public water and public sewer). The project site is located in the I-1 Campus Light Industrial zoning district.

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

COUNTY POLICY:

LANDSCAPES:

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

Page: 2 Re: Final Land Development - West Goshen Twin Rinks # LD-2-16-13261 - West Goshen Township

BACKGROUND:

2. The Chester County Planning Commission previously reviewed a land development proposal for this site which addressed the construction of a 23,365 square foot addition to the ice rink facility (CCPC# 9412-18, dated May 25, 2001). According to our records, this prior land development was approved by West Goshen Township on June 27, 2001.

PRIMARY ISSUES:

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

Page: 3 Re: Final Land Development - West Goshen Twin Rinks # LD-2-16-13261 - West Goshen Township

4. As of 2014, nearly every municipality in Chester County has at least one stream segment listed as impaired by the Pennsylvania Department of Environment Protection (DEP) and not meeting the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the locations, sources and causes of listed water body impairments to ensure that the proposed activity will not increase the pollutant loading to an impaired water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water through the “TMDLs/Water Quality Improvement” link.

5. The 2015 Chester County Natural Heritage Inventory, which is available online at http://www.landscapes2.org/psd/Natural/inventories.cfm, indicates that the northern portion of the project site is located within the West Chester Reservoir Natural Heritage Area. Development on this portion of the site could be detrimental to the NHA species population, if they exist on the site. We recommend that the applicant and Township contact the PA Department of Conservation and Natural Resources, Pennsylvania Natural Heritage Program (http://www.naturalheritage.state.pa.us or [email protected]) for further information on this matter.

ADMINISTRATIVE ISSUES:

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.

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Goshen Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Paul Farkas Senior Planner cc: West Goshen Twin Rinks LTD Ice Line D.L. Howell & Associates Inc. February 16, 2016

Susan Simone, Secretary Pocopson Township PO Box 1 Pocopson, PA 19366

Re: Preliminary Land Development - Riverside Daycare # LD-2-16-13280 - Pocopson Township

Dear Ms. Simone:

A preliminary land development plan entitled "Riverside Daycare", prepared by Commonwealth Engineers Inc., and dated October 26, 2015 and last revised February 2, 2016, was received by this office on February 8, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location - on the northeast corner of Lenape Road and Winston Lane Site Acreage - 2.17 acres UPI - 63-4-495 Landscapes2 Designation - Rural Landscape Watersheds Designation - Pocopson Creek subbasin of the Brandywine Creek watershed

PROPOSAL:

The applicant proposes the construction of a 10,002 square foot commercial building with 37 parking spaces. The site will be served by public water and public sewer. The project site is located in the C-1 Neighborhood Commercial zoning district. This submission revises the vehicular access configuration, the building location, the stormwater management design and a variety of associated other minor revisions from those reviewed in November 2015 (see BACKGROUND below).

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

COUNTY POLICY:

LANDSCAPES:

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

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Preliminary Land Development - Riverside Daycare # LD-2-16-13280 - Pocopson Township

WATERSHEDS:

BACKGROUND:

3. The Chester County Planning Commission has previously reviewed two land development proposals for this site. Those reviews, LD-6-15-11986, a sketch plan, dated June 15, 2015 and LD-11-15-12859, a preliminary plan, dated November 17, 2015 addressed the construction of a daycare facility on a 2.17 acre site.

Page: 3 Re: Preliminary Land Development - Riverside Daycare # LD-2-16-13280 - Pocopson Township

PRIMARY ISSUES:

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). Land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality’s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County’s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-wide Act 167 Plan as incorporated within the municipality’s Act 167 stormwater management ordinance.

5. As of 2014, nearly every municipality in Chester County has at least one stream segment listed as impaired by the Pennsylvania Department of Environment Protection (DEP) and not meeting the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the locations, sources and causes of listed water body impairments to ensure that the proposed activity will not increase the pollutant loading to an impaired water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water through the “TMDLs/Water Quality Improvement” link.

6. We endorse the use of porous paving for the parking stalls on the north side of the proposed building. The applicant and the Township should be aware that to operate efficiently porous paving requires specific maintenance procedures; the applicant should incorporate this maintenance with that of the other stormwater management facilities on the site. We also endorse the incorporation of water quality snouts into the stormwater management system.

7. In the preliminary land development and sketch plan reviews we indicated that the entrance and exit drives to the proposed daycare facility should have pavement markings to indicate a pedestrian crossing where the sidewalk crosses the driveways. We continue to support this recommendation for the single access point design. We endorse the relocation of the driveway to a point further away from the intersection of Winston Lane North and Route 52.

8. The proposed activity is located within a watershed for which one or more Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by PA Department of Environmental Protection (DEP). The municipal engineer and the applicant should review the TMDL report(s) for this watershed to determine if any requirements are applicable to this location, and if so, ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and that the proposed activity achieves any applicable pollutant load reductions that may be required by municipal or state regulations, to the extent practicable. Information regarding TMDLs for Chester County water bodies can be found at www.chesco.org/water through the TMDLs/Water Quality Improvement link.

9. The applicant is requesting two waivers from the provisions of the Township Subdivision and Land Development Ordinance and two additional waivers from the provisions of the 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.

Page: 4 Re: Preliminary Land Development - Riverside Daycare # LD-2-16-13280 - Pocopson Township

10. We suggest that a gate be shown in the "vinyl safety fence" that surrounds the "Play Area" to permit access for emergency service vehicles and yard maintenance vehicles. ADMINISTRATIVE ISSUES:

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Pocopson Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Glenn Bentley Senior Planner cc: T & D Sheeder Realty, LLC Commonwealth Engineers Inc.

February 22, 2016

Maureen G. Turley, Secretary East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Final Land Development - Atwater Village Commercial # LD-2-16-13281 - East Whiteland Township

Dear Ms. Turley:

A final land development plan entitled "Atwater Village Commercial", prepared by Bohler Engineering Inc., and dated March 31, 2015 and last revised January 29, 2016, was received by this office on February 5, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location – the north side of South Atwater Drive, and the east side of Morehall Road (Route 29) Site Acreage - 9.38 acres UPI - 42-2-8.3C Landscapes2 Designation – Suburban and Natural Landscapes Watersheds Designation – (East) Valley Creek watershed

PROPOSAL:

The County Planning Commission previously reviewed a preliminary land development submission for the Atwater Village Commercial development, which addressed the construction of four commercial buildings totaling 85,111 square feet, 369 parking spaces, and 811 linear feet of public roadway on Lots 3, 4 and 5 of the Atwater development (CCPC# LD-5-15-11796, dated May 22, 2015).

The current final land development plan submission depicts that the design of the retail/restaurant building in the central portion of Lot 4 (UPI# 42-2-8.3C) has been revised to add drive-through service to the restaurant use, and the building has been reduced from 5,100 square feet to 4,981 square feet. The site plan also indicates that the total number of parking spaces for Lots 3, 4 and 5 has been reduced from 369 to 363 spaces. The project site, which will be served by public water and public sewer, is located in the O/BP Office/Business Park and O/BPS Turnpike Interchange Overlay zoning districts.

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

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

Page: 2 Re: Final Land Development - Atwater Village Commercial # LD-2-16-13281 - East Whiteland Township

BACKGROUND:

1. The County Planning Commission previously reviewed the subdivision plan submission which created the three parcels that comprises the Atwater Village Commercial development on May 4, 2015 (CCPC# SD-4-15-11649). According to our records, this subdivision plan submission was approved by East Whiteland Township on August 12, 2015.

PRIMARY ISSUES:

2. The Township engineer should critically examine the internal vehicular circulation patterns of the project site, particularly regarding Lot 4 (the retail/restaurant building with drive-through service is located to the immediate north of a Wawa convenience store with gasoline service). The Township’s emergency service providers should also be requested to review this plan to ensure that safe access and egress is provided for this site.

3. While we acknowledge that direct pedestrian access is provided from Lot 5 to the Wawa convenience store at the southern end of Lot 4, we recommend that direct pedestrian access, including designated crosswalks areas, be provided from Lot 5 to the two retail/restaurant buildings on the northern portion of Lot 4.

Page: 3 Re: Final Land Development - Atwater Village Commercial # LD-2-16-13281 - East Whiteland Township

ADMINISTRATIVE ISSUES:

4. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities.

5. A Pennsylvania Department of Transportation (PennDOT) permit is required for new or revised access and should be identified on the final plan as required by Section 508(6) of the Municipalities Planning Code.

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Whiteland Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Paul Farkas Senior Planner cc: Provco Pinegood Atwater LP Bohler Engineering Inc. Provco Pinegood Management, LLC Matthew Miele, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District

February 16, 2016 Maureen G. Turley, Secretary East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Final Land Development - 20 Moores Road, Buildings 4 & 5 # LD-2-16-13283 - East Whiteland Township

Dear Ms. Turley:

A final land development plan entitled "20 Moores Road, Buildings 4 & 5", prepared by Nave Newell, and dated January 19, 2016, was received by this office on February 5, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location - the southwest corner of Moores Road and Sidley Road Site Acreage - 69.22 acres UPI - 42-4-2.3 Landscapes2 Designation - Suburban and Natural Landscapes Watersheds Designation – (East) Valley Creek watershed

PROPOSAL:

The County Planning Commission previously reviewed the preliminary land development plan submission for the “20 Moores Road, Buildings 4 & 5” project on December 19, 2014 (CCPC# LD-12-14-10999), which addressed the construction of two three-story office buildings totaling 198,000 square feet and 622 additional parking spaces.

The current final plan submission involves the addition of a phasing plan to the prior land development plan. The Phasing Plan (Sheet C12.0) indicates that proposed Buildings 4 and 5 are situated within Phase 2. The project site, which is served by public water and public sewer, is located in the PO Professional Office zoning district.

RECOMMENDATION: The County Planning Commission has no additional comments on the design of this land development plan submission. All East Whiteland Township requirements, and all applicable issues identified in the Commission’s review of the preliminary plan submission (CCPC# LD-12-14-10999), should be satisfied before action is taken on this final land development plan.

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

Page: 2 Re: Final Land Development - 20 Moores Road Buildings 4 & 5 # LD-2-16-13283 - East Whiteland Township

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.

Sincerely,

Paul Farkas Senior Planner cc: 20 Moores Road Associates LP Stonebridge Life Insurance Company Nave Newell Riley Riper Hollin & Colagreco February 19, 2016

Barbara Kelly, Manager East Caln Township 110 Bell Tavern Road Downingtown, PA 19335

Re: Final Land Development - Patient First - Ashbridge Square # LD-2-16-13284 - East Caln Township

Dear Ms. Kelly:

A final land development plan entitled "Patient First - Ashbridge Square", prepared by Nave Newell and dated February 2, 2016, was received by this office on February 8, 2016. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed land development for your consideration.

PROJECT SUMMARY:

Location - north side of Business Route 30, west of Plaza Drive Site Acreage - 49.06 acres UPI - 40-2-72 Landscapes2 Designation - Suburban Landscape Watersheds Designation - East Branch Brandywine Creek subbasin of the Brandywine Creek watershed

PROPOSAL:

The applicant proposes the construction of a 7,153 square foot commercial building at the site of an existing shopping center. The site is served by public water and public sewer facilities and is located in the OC-5 Commercial Multifamily Apartment zoning district. No change to the site’s access onto Business Route 30 is proposed.

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

COUNTY POLICY:

LANDSCAPES:

1. The site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Final Land Development - Patient First - Ashbridge Square # LD-2-16-13284 - East Caln Township

development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape.

WATERSHEDS:

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

Page: 3 Re: Final Land Development - Patient First - Ashbridge Square # LD-2-16-13284 - East Caln Township

PRIMARY ISSUES:

3. East Caln 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 should verify that the submission meets all ordinance requirements related to the location, size and lighting of signs.

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

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

7. As of 2014, nearly every municipality in Chester County has at least one stream segment listed as impaired by the Pennsylvania Department of Environment Protection (DEP) and not meeting the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the locations, sources and causes of listed water body impairments to ensure that the proposed activity will not increase the pollutant loading to an impaired water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water through the “TMDLs/Water Quality Improvement” link.

8. The Township should verify that the proposed landscaping plan conforms to East Caln Township’s landscape and screening requirements.

9. The plan indicates that the site is currently deficient in the number of required parking spaces (1,917 are required; 1,837 are currently located on the site). The plan also states that a special exception to expand this existing non-conformity regarding the deficiency in parking spaces was granted on December 21, 2015. The Township Solicitor should be requested to determine whether the proper means of addressing a deficiency in parking spaces when additional parking demand is proposed by the addition of new construction should be through the special exception process or by variance.

10. The applicant is requesting four waivers from the provisions of the East Caln 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.

Page: 4 Re: Final Land Development - Patient First - Ashbridge Square # LD-2-16-13284 - East Caln Township

11. The applicant should contact the office of the Chester County Conservation District for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities.

ADMINISTRATIVE ISSUE:

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, the Assessment Office.

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Caln Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Wes Bruckno, AICP Senior Planner cc: Wright Partners, LLC PF Downingtown, LLC Barbara Kelly, East Caln Township Manager BRE DDR IVA Ashbridge PA LLC Nave Newell Chester County Conservation District

February 2, 2016

Michael Perrone, Zoning Officer West Chester Borough 401 East Gay Street West Chester, PA 19380

Re: Final Subdivision - Future Borough of West Chester Park Property # SD-1-16-13215 - West Chester Borough

Dear Mr. Perrone:

A final subdivision plan entitled "Future Borough of West Chester Park Property", prepared by Edward B. Walsh and Associates, Inc., and dated January 7, 2016, was received by this office on January 20, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration.

PROJECT SUMMARY:

Location – the north side of West Marshall Street, between North Church Street and North High Street Site Acreage - 1.36 acres UPI - 1-4-109.2, 1-4-109.4, 1-4-109.3, 1-4-109.1 Landscapes2 Designation - Urban Landscape Watersheds Designation - Taylor Run subbasin of the Brandywine Creek watershed

PROPOSAL:

The Chester County Planning Commission previously reviewed a subdivision plan proposal for this site, which addressed the creation of five residential lots from the 1.36 acre parent tract (CCPC# SD-2-13-7452, "Hartshorne Manor," dated March 8, 2013). According to our records, West Chester Borough granted final plan approval for the creation of four residential lots on September 17, 2013.

The current plan submission proposes the consolidation of the four residential parcels created by the prior approved subdivision plan into one institutional parcel (future Borough Park property). The project site, which is served by public water and sewer, is located in the NC-1 Neighborhood Conservation (Block Class B) zoning district.

RECOMMENDATION: The County Planning Commission recommends that all West Chester Borough requirements be satisfied before action is taken on this subdivision plan.

COUNTY POLICY:

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 objectives of the Urban Landscape.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Final Subdivision - Future Borough of West Chester Park Property # SD-1-16-13215 - West Chester Borough

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Chester Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Paul Farkas Senior Planner cc: Edward B. Walsh and Associates, Inc.

February 8, 2016 Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA 19380

Re: Preliminary Subdivision - The Court at Bishops Lodge # SD-1-16-13235 - West Goshen Township

Dear Mr. LaLonde:

A preliminary subdivision plan entitled "The Court at Bishops Lodge", prepared by Momenee & Associates, Inc., and dated January 14, 2016, was received by this office on January 22, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration.

PROJECT SUMMARY:

Location - the north side of Goshen Road (State Route 2011), east of Greystone Drive Site Acreage - 3.50 acres UPI - 52-3-162 Landscapes2 Designation - Urban and Natural Landscapes Watersheds Designation - Taylor Run subbasin of the Brandywine Creek watershed

PROPOSAL:

The applicant proposes the creation of six residential lots and 295 linear feet of public roadway. The existing historic resource on the site is proposed to be removed (this issue is further discussed in comment #4). The Act 247 County Referral Form indicates that a homeowners’ association will be responsible for the common facilities/areas. The project site, which will be served by public water and public sewer, is located in the R-3 Residential zoning district.

RECOMMENDATION: While single-family residential development is an appropriate use in the Urban Landscape designation of Landscapes2, the Chester County Comprehensive Plan, the County Planning Commission recommends that the applicant and Township revise the site design to preserve the existing historic resource on the project site (this issue is further discussed in comment #4). All other issues raised in this letter should be addressed and all West Goshen Township requirements should be satisfied before action is taken on this subdivision plan.

COUNTY POLICY:

LANDSCAPES:

1. The project site is located within the Urban Landscape and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Urban Landscape is

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

Page: 2 Re: Preliminary Subdivision - The Court at Bishops Lodge # SD-1-16-13235 - West Goshen Township

to target urban areas as the core centers of population, employment, commerce, institutions, services, and culture, using Smart Growth and smart transportation principles. As an overlay of the basic landscapes, the objective of the Natural Landscape is to encourage the preservation and restoration of sensitive natural resources. While single-family residential development is an appropriate use in the Urban Landscape, the applicant proposes to demolish the existing historic resource on the project site, which is identified in both the Township’s 2005 Comprehensive Plan and the 2012 Battle of the Clouds Historic Resource Atlas; this proposed demolition is inconsistent with the historic resource and context preservation objective of Landscapes2, which is to preserve historic and cultural resources and their appropriate settings (Objective HR2, page 112). The County Planning Commission recommends that the applicant and Township revise the site design so that this historic resource is preserved (this issue is further discussed in comment #4).

WATERSHEDS:

2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, is the water resources component of Landscapes2. Watersheds indicates that the proposed development activity is located within the Taylor Run subbasin of the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff, restore water quality of “impaired” streams, and protect vegetated riparian corridors. These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 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. Watersheds can be accessed at www.chesco.org/water through the “Water Information (Online Maps and Publications)” link.

Page: 3 Re: Preliminary Subdivision - The Court at Bishops Lodge # SD-1-16-13235 - West Goshen Township

BACKGROUND:

3. The Chester County Planning Commission has previously reviewed a subdivision proposal for this site. That review, CCPC# 12141, “Zarelli Group LLC”, dated January 4, 2007, addressed the creation of six residential lots (the existing residence was shown on the prior plan submission to remain on Lot 6). According to our records, West Goshen Township granted final plan approval for the creation of five residential lots on June 11, 2008 (our copy of the approved plan depicts that the existing residence would remain on Lot 5).

PRIMARY ISSUES:

4. Sheet 3 (Existing Conditions Plan) identifies that the existing residence on the project site will be removed. Figure 2.5.1, Historic Resources and corresponding Table 2.5.1 in the Township’s 2005 Comprehensive Plan identifies this residence (“Bishop’s Lodge”, built in 1790) as an historic resource, and the 2012 Battle of the Clouds Historic Resource Atlas identifies this residence as a Class 2 Historic Resource – “Municipal Resource of Local Historic Significance.” The Township should reserve taking action on this preliminary plan submission until the proposal has been reviewed by an architectural historian in addition to the Township Historical Committee.

The County Planning Commission recommends that the applicant and Township revise the site design so that this historic resource is preserved. We note, as referenced in comment #3, the prior plan submission reviewed by the Commission in January 2007 and the final plan approved by West Goshen Township on June 11, 2008 both identified that this historic resource would be preserved. The Township Board of Supervisors should consider granting any necessary waivers required from the Township Code of Ordinances in order to preserve this historic resource.

5. The 2015 Chester County Natural Heritage Inventory, which is available online at http://www.landscapes2.org/psd/Natural/inventories.cfm, identifies that the project site is located within the core habitat of the Fern Hill Serpentine Barrens Natural Heritage area, a globally rare serpentine habitat. Development on this portion of the site could be detrimental to the NHA species population, if they exist on the site. We recommend that the applicant and Township contact the PA Department of Conservation and Natural Resources, Pennsylvania Natural Heritage Program (http://www.naturalheritage.state.pa.us or [email protected]) for further information on this matter.

6. The applicant is requesting two waivers from the provisions of the Township Subdivision and Land Development Ordinance, one from the minimum required cul-de-sac length standard, and a request to “not require [a] roadway connection to the adjoining property to the east” (waiver request #2, Sheet 2). 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.

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

Page: 4 Re: Preliminary Subdivision - The Court at Bishops Lodge # SD-1-16-13235 - West Goshen Township

8. As of 2014, nearly every municipality in Chester County has at least one stream segment listed as impaired by the Pennsylvania Department of Environment Protection (DEP) and not meeting the applicable state water quality standards. The municipal engineer and the applicant should review the DEP information regarding the locations, sources and causes of listed water body impairments to ensure that the proposed activity will not increase the pollutant loading to an impaired water body. Information regarding listed impairments for Chester County water bodies can be found at www.chesco.org/water through the “TMDLs/Water Quality Improvement” link.

10. The site plan indicates the eastern boundary of the project site directly adjoins land within the 100 year floodplain. Although it does not appear that any development activity will encroach into the floodplain, the applicant should be aware that the Federal Emergency Management Agency and Pennsylvania Department of Environmental Protection regulate filling or development in the floodplain. Development within a floodplain can increase the magnitude and frequency of normally minor floods, and present health and safety problems.

11. The site contains areas of hydric (wet) soils (CaB Califon and GdB Gladstone) which have limitations to development. These limitations include drainage problems due to low permeability, low runoff rates and sub-surface saturation. When construction takes place on these soils, it interferes with the natural drainage of the land. 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.

12. Plan Note 7 states that Lot 1 shall be deed restricted from direct access onto Goshen Road. The details of this restriction should be incorporated into the deed for Lot 1.

ADMINISTRATIVE ISSUES:

13. A Pennsylvania Department of Transportation (PennDOT) permit is required for new or revised access and should be identified on the final plan as required by Section 508(6) of the Municipalities Planning Code.

14. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities.

Page: 5 Re: Preliminary Subdivision - The Court at Bishops Lodge # SD-1-16-13235 - West Goshen Township

15. 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.

Sincerely,

Paul Farkas Senior Planner cc: Zarelli Group, LLC Momenee & Associates, Inc. Matthew Miele, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Chester County Conservation District February 10, 2016

Daniel C. Fox, Manager Easttown Township 566 Beaumont Road Devon, PA 19333

Re: Final Subdivision - McCoy - Brown # SD-1-16-13238 - Easttown Township

Dear Mr. Fox:

A final subdivision plan entitled "McCoy - Brown", prepared by Momenee and Associates Inc. and dated January 8, 2016, was received by this office on January 22, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration.

PROJECT SUMMARY:

Location - north side of Beaumont Road and west side of Church Road (State Route 2028) Site Acreage - 39.41 acres UPI - 55-5-26, 55-5-25, 55-4-142.1 Landscapes2 Designation - Suburban Landscape Watersheds Designation - Darby Creek subbasin of the Darby Creek watershed

PROPOSAL:

The applicant proposes the adjustment of the lot lines to create two lots. The lots will be served by public water and on-site sewer facilities and are located in the AA-Residential zoning district.

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.

COUNTY POLICY:

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 objectives of the Suburban Landscape.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Final Subdivision - McCoy - Brown # SD-1-16-13238 - Easttown Township

WATERSHEDS:

 reduce stormwater runoff,  restore water quality of “impaired” streams, and  increase public access to and recreational use of streams

These concerns and conditions should be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Darby Creek watershed can be found in Part 10 of Watersheds. Watersheds can be accessed at www.chesco.org/water through the “Water Information (Online Maps and Publications)” link.

PRIMARY ISSUES:

the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality’s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County’s streams and groundwater. The municipal engineer should thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-wide Act 167 Plan as incorporated within the municipality’s Act 167 stormwater management ordinance.

5. There appears to be a discrepancy between the composition of the tract as shown on the plan and the tax parcels as shown in County records. UPI # 55-4-142.1 appears to be included as part of proposed Lot 1, but is not otherwise identified on the plan. The applicant should clarify the tax parcels comprising the site.

ADMINISTRATIVE ISSUE:

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

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Easttown Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Wes Bruckno, AICP Senior Planner cc: Thacher and Lloyd Brown David Fiorello, Momenee and Associates Inc. Eugene Briggs, Easttown Township Thacher Brown Matthew Miele, PennDOT District Permits Manager Francis J. Hanney, PennDOT Chester County Health Department February 9, 2016

Janice H. Hearne, Secretary Londonderry Township 103 Daleville Road Cochranville, PA 19330

Re: Preliminary/Final Subdivision - Windurra USA, LLC # SD-1-16-13240 - Londonderry Township

Dear Ms. Hearne:

A preliminary/final subdivision plan entitled "Windurra USA, LLC", prepared by Regester Associates Inc. and dated January 26, 2016, was received by this office on January 26, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We have no comments on the design of the proposed subdivision.

PROJECT SUMMARY:

Location - north side of Gap Newport Pike (State Route 41), west of Keller Road Site Acreage - 82.64 acres UPI - 46-2-5.1, 46-2-5, 46-2-4.1 Landscapes2 Designation - Rural Center Landscape Watersheds Designation - Doe Run subbasin of the Brandywine Creek watershed

PROPOSAL:

The applicant proposes the merger of three lots into one lot. The lots will be served by on-site water and on-site sewer facilities and are located in the AP-Agricultural Preservation zoning district.

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

COUNTY POLICY:

LANDSCAPES:

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

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Preliminary/Final Subdivision - Windurra USA, LLC # SD-1-16-13240 - Londonderry Township

PRIMARY ISSUES:

2. The title sheet states that this is a land development plan, but the plan includes this subdivision that merges UPI numbers 46-2-4.1, 46-2-5.1 and 46-2-5; resulting in one lot. The land development plan is reviewed by the Chester County Planning Commission separately (refer to LD-1-16-13241).

ADMINISTRATIVE ISSUE:

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

Page: 3 Re: Preliminary/Final Subdivision - Windurra USA, LLC # SD-1-16-13240 - Londonderry Township

Sincerely,

Lisa M. Moore, Secretary/Manager Kennett Township 801 Burrows Run Rd. Chadds Ford, PA 19317

Re: Preliminary Subdivision - Jacob Yasgur # SD-1-16-13242 - Kennett Township

Dear Ms. Moore:

A preliminary subdivision plan entitled "Jacob Yasgur", prepared by John Smirga & Associates, PC, and dated September 23, 2015, was received by this office on January 26, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration.

PROJECT SUMMARY:

Location - west of Kennett Pike (Route 52) and north of Ashford Drive Site Acreage - 4.40 acres UPI - 62-1-45 Landscapes2 Designation - Suburban Landscape Watersheds Designation - Burroughs Run subbasin of the Red Clay Creek watershed

PROPOSAL:

The applicant proposes the creation of 3 lots. The lots will be served by onsite water and onsite sewer. The project site is located in the V-1 Village zoning district.

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

COUNTY POLICY:

LANDSCAPES:

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

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Preliminary Subdivision - Jacob Yasgur # SD-1-16-13242 - Kennett Township

PRIMARY ISSUES:

2. It appears that the applicant may need a variance from the flag lot provisions of Section 240-2020.D of the Zoning Ordinance pertaining to the width of the access strip for a flag lot. The Township should not grant final plan approval prior to the Zoning Hearing Board granting any variance requests. The final plan should accurately note the Zoning Hearing Board’s decision, including any conditions of approval issued by the Board.

3. The proposed subdivision would add two additional units with road access onto Maple Lane. It appears that several single family homes currently use Maple Lane to access Route 52. Maple Lane appears to be a private drive. While we acknowledge that the plan indicates that the existing 11 foot-wide gravel cartway is to be improved to a 15 foot-wide paved cartway, the Township should verify that this submission is consistent with all applicable ordinance requirements.

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 public policy statement for the preservation of agriculture. The Township should consider how designation of agricultural security areas relates to its current zoning ordinance and whether this parcel is appropriate for an agricultural security area. ADMINISTRATIVE ISSUES:

5. The signature block for the Township Planning Commission on Sheet #2 should be revised to indicate that this proposal will be reviewed by the Kennett Township Planning Commission. Page: 3 Re: Preliminary Subdivision - Jacob Yasgur # SD-1-16-13242 - Kennett Township

6. A copy of the plan should be submitted to the Chester County Health Department (CCHD) for their review and comment on the proposed sewage disposal and/or water supply. The municipality from the appropriate authority and company prior to final plan approval, if applicable, should receive confirmation on the availability of sufficient sewer and water capacity.

7. A minimum of five (5) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department.

Sincerely,

Glenn Bentley Senior Planner

cc: John Smirga, John Smirga & Associates, PC Chester County Health Department

February 10, 2016

Lisa M. Moore, Secretary/Manager Kennett Township 801 Burrows Run Rd. Chadds Ford, PA 19317

Re: Final Subdivision - Kennett Business Park # SD-1-16-13243 - Kennett Township/Kennett Square Borough

Dear Ms. Moore:

A final subdivision plan entitled "Kennett Business Park", prepared by Regester Associates Inc., and dated January 12, 2016 was received by this office on January 26, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration.

PROJECT SUMMARY:

Location - west side of South Mill Road, south of West Cypress Street Site Acreage - 33.45 acres UPI - 62-3-88, 62-3-81, 3-4-164 Landscapes2 Designation – Suburban Landscape Watersheds Designation - West Branch subbasin of the Red Clay Creek watershed

PROPOSAL:

The applicant proposes the relocation of property line between two existing lots. No new sewage disposal or water supply is proposed. The project site is located in the LI-Limited Industrial zoning district in Kennett Township and the C-2 Secondary Commercial zoning district in Kennett Square Borough.

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

COUNTY POLICY:

LANDSCAPES:

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Final Subdivision - Kennett Business Park # SD-1-16-13243 - Kennett Township/Kennett Square Borough

PRIMARY ISSUES:

2. The applicant is requesting six waivers from the provisions of the Kennett Township Subdivision and Land Development Ordinance and nine waivers from the Kennett Square Borough 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.

ADMINISTRATIVE ISSUES:

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.

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Kennett Township and Kennett Square Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Page: 3 Re: Final Subdivision - Kennett Business Park # SD-1-16-13243 - Kennett Township/Kennett Square Borough

Sincerely,

Glenn Bentley Senior Planner cc: Kennett Business Park LP Kennett Community Center LP Kennett Square Realty LP Regester Associates Inc. Russell Drumheller, Kennett Square Borough, Zoning Officer February 9, 2016

Trish Fagan, Secretary New London Township PO Box 1002 New London, PA 19360

Re: Final Subdivision - India Imperatore # SD-1-16-13247 - New London Township

Dear Ms. Fagan:

A final subdivision plan entitled "India Imperatore", prepared by Regester Associates Inc. and dated January 12, 2016, was received by this office on January 27, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration.

PROJECT SUMMARY:

Location - east side of State Road, north of Thunder Hill Road Site Acreage - 15.80 acres UPI - 71-3-28.6, 71-3-27 Landscapes2 Designation - Rural Landscape Watersheds Designation - Hodgson Run subbasin of the Big Elk Creek watershed

PROPOSAL:

The applicant proposes the adjustment of the lot lines separating two lots, each containing one dwelling and associated other structures. The lots are served by on-site water and on-site sewer facilities and are located in the R-1 Residential zoning district.

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.

COUNTY POLICY:

LANDSCAPES:

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

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Final Subdivision - India Imperatore # SD-1-16-13247 - New London Township

PRIMARY ISSUES:

2. Although this is a final plan, we suggest that the applicant indicate whether there are any plans to utilize the existing 20-foot wide private right-of-way leading to proposed Lot 2 to facilitate additional development of this lot.

3. The applicant is requesting 13 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.

ADMINISTRATIVE ISSUE:

5. A minimum of five copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures Page: 3 Re: Final Subdivision - India Imperatore # SD-1-16-13247 - New London Township

of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds, the Assessment Office, and the Health Department.

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of New London Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Wes Bruckno, AICP Senior Planner cc: Chester County Health Department India Imperatore, VMD Regester Associates Inc. February 5, 2016

Caren Andrews, Manager Atglen Borough PO Box 250 Atglen, PA 19310

Re: Final Subdivision - B.K. Campbell, Inc. # SD-1-16-13248 - Atglen Borough

Dear Ms. Andrews:

A final subdivision plan entitled "B.K. Campbell, Inc.", prepared by Crossan-Raimato, Inc. and dated January 14, 2016, was received by this office on January 27, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration.

PROJECT SUMMARY:

Location - between Steelville Mill Road and Valley Avenue, east of the Chester County border Site Acreage - 98.24 acres UPI - 7-3-78, 7-5-9, 7-5A-1, 36-6-14.2 Landscapes2 Designation - Rural Landscape Watersheds Designation - Valley Creek subbasin of the Octoraro Creek watershed

PROPOSAL:

The applicant proposes the adjustment of the lot lines separating four lots to result in a tract containing three lots. No development is proposed by this subdivision. The site is located in the R-1 Low Density Residential District in Atglen Borough and in the RU Rural District in West Sadsbury Township. The resulting subdivision will create lot lines following the municipal boundary between Atglen Borough and West Sadsbury Township.

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

COUNTY POLICY:

LANDSCAPES:

1. The portion of the site located within Atglen Borough is in the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The portion within West Sadsbury Township is within the Rural and the Suburban Landscape.

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Final Subdivision - B.K. Campbell, Inc. # SD-1-16-13248 - Atglen Borough

PRIMARY ISSUES:

2. The applicant's plan note 1 indicates that one of the purposes of this subdivision anticipates future development. We recommend that any future development of the remaining acres be preceded by a sketch plan to show potential development of the parcel, including potential development in West Sadsbury Township. A sketch plan allows the applicant to receive the County and municipal comments and incorporate design recommendations before time and money are expended on preparing an engineered preliminary or final plan. The sketch plan provides the opportunity to coordinate the logical development of a parcel which better utilizes the potential of the land, rather than piecemeal subdivision and development.

3. Although this is a final subdivision, we suggest that the applicant consider how the lot lines in the western portion of the site, where (resulting) UPI 7-5A-1 and UPI 36-6-14.2 will involve two lot lines that converge into a point, may result in an unusable area of land that may limit future design flexibility.

ADMINISTRATIVE ISSUE:

4. A minimum of four copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office. Page: 3 Re: Final Subdivision - B.K. Campbell, Inc. # SD-1-16-13248 - Atglen Borough

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Atglen Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Wes Bruckno, AICP Senior Planner

cc: B.K. Campbell Inc. Cindy Mammarella, West Sadsbury Township Secretary Chester County Health Department Crossan-Raimato, Inc. February 19, 2016

Melissa Werner, Administrative Assistant to Codes Enforcement Officer West Brandywine Township 198 Lafayette Road Coatesville, PA 19320

Re: Final Subdivision - Karen Sload # SD-2-16-13286 - West Brandywine Township

Dear Ms. Werner:

A final subdivision plan entitled "Karen Sload", prepared by Howell Kline Surveying LLC and dated January 6, 2016, was received by this office on February 8, 2016. The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We have no comments on the design of the proposed subdivision.

PROJECT SUMMARY:

Location - north east side of Horseshoe Pike (State Route 322) south of James Mobile Home Park Site Acreage - 2.40 acres UPI - 29-4-160, 29-4-159 Landscapes2 Designation - Suburban Landscape Watersheds Designation - Culbertson Run subbasin of the Brandywine Creek watershed

PROPOSAL:

The applicant proposes the adjustment of the lot line separating two lots. The lots are served by on-site water and on-site sewer facilities and are located in the R-2 Rural Residential zoning district. No construction is proposed and no changes to the lots’ accesses onto Horseshoe Pike are proposed.

RECOMMENDATION: The Commission recommends that all West Brandywine Township requirements be satisfied before action is taken on this plan.

COUNTY POLICY:

LANDSCAPES:

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning Page: 2 Re: Final Subdivision - Karen Sload # SD-2-16-13286 - West Brandywine Township

ADMINISTRATIVE ISSUE:

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

This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Brandywine Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail.

Sincerely,

Wes Bruckno, AICP Senior Planner

cc: Doris G. Nealis Howell Kline Surveying LLC Chester County Health Department Dale Barnett, West Brandywine Township Manager

Proposed Plan and Ordinance Reviews ORDINANCE PROPOSALS 2/1/2016 to 2/29/2016

The staff reviewed proposals for: Total

Miscellaneous Ordinance (Misc.) Amendments 1

Official Maps 1

Subdivision and Land Development Ordinance (SLDO) Amendments 7

Zoning Map Amendments 2

Zoning Ordinance Amendments 10

TOTAL REVIEWS 21

REVIEW LANDSCAPES 2 MUNICIPALITYDATE FILE NO. TOPIC CONSISTENCY

Willistown Township 2/5/2016 MA-1-16-13212 Proposed - Misc Amendment Not Relevant The Township proposes the following amendments to Chapter 73-Environmental Protection of the Township Code of Ordinances: Repeal the existing definitions of the terms “Landscape Improvement,” “Recreational Structure” and “Screening” in Section 73-4; and add definitions for the following terms to Section 73-4: Buffer Planting Strip, Buffer Strip or Screen; Landscape Improvement; Recreational Structure; and Screening.

New London Township 2/18/2016 OM-1-16-13205 Proposed - Official Map Consistent New London Official Map

East Brandywine Township 2/16/2016 SA-2-16-13285 Proposed - SLDO Amendment Consistent This amendment relates to as-built plans.

February 23, 2016 Page 1 of 4 REVIEW LANDSCAPES 2 MUNICIPALITY DATE FILE NO. TOPIC CONSISTENCY

East Whiteland Township 2/22/2016 SA-2-16-13277 Proposed - SLDO Amendment Consistent The Township proposes to replace Section 175-40-“Community facilities and recreation areas” of its SLDO in its entirety with the proposed language set forth in Section I.B of the draft Ordinance, entitled “Park, Open Space and Recreation Areas.” The proposed ordinance language now includes requirements for the amount of land required to be set aside for non-residential development. Definitions for the following terms will also be added to Section 175-6: Facility; POR. Park, Open Space and Recreation Areas; Recreation, Active; Recreation, Facility; and Recreation, Passive.

Kennett Township 2/2/2016 SA-1-16-13249 Proposed - SLDO Amendment Not Relevant The SLDO amendment revises parking stall dimensions and private road cartway widths.

Malvern Borough 2/8/2016 SA-1-16-13225 Proposed - SLDO Amendment Not Relevant The Borough proposes to amend Section 300.C of its SLDO, Overview of Plan Submission and Review Process. The proposed ordinance language add additional review steps (ex. landscape architect review), and identifies whether these steps are “recommended” or “required” for a minor or major plan submission.

Malvern Borough 2/8/2016 SA-1-16-13227 Proposed - SLDO Amendment Not Relevant The Borough proposes new or amended definitions for the following terms in Section 201of its SLDO, as set forth in Section 2 of the draft Ordinance: Lot, Interior; Street, Private; Impervious Surface; Impervious Cover; Lot Coverage; Lot Line; Right-of-way; and Street Line.

New London Township 2/10/2016 SA-1-16-13207 Proposed - SLDO Amendment Not Relevant Non residential fee-in-lieu provisions

Willistown Township 2/5/2016 SA-1-16-13210 Proposed - SLDO Amendment Not Relevant The Township proposes the following amendments to its SLDO: Repeal the existing definitions of “Buffer Strip or Screen” and “Recreational Structure” from Section 123-6; Add definitions for the following terms to Section 123-6: Buffer Planting Strip, Buffer Strip or Screen; Landscape Improvement; Recreational Structure; and Screening; and amend Sub-section (8) of Section 123-43.D, Open Space Characteristics and design standards.

February 23, 2016 Page 2 of 4 REVIEW LANDSCAPES 2 MUNICIPALITY DATE FILE NO. TOPIC CONSISTENCY

London Grove Township 2/18/2016 ZM-2-16-13293 Proposed - Zoning Map Amendment Not Relevant Rezoning a single parcel from a combination of R-MH Residential Mobile Home and C-Commercial to all C-Commercial.

New London Township 2/10/2016 ZM-1-16-13206 Proposed - Zoning Map Amendment Consistent Removal of the R-3 and Village Extension Overlay districts from zoning map.

East Whiteland Township 2/22/2016 ZA-2-16-13278 Proposed - Zoning Ordinance Amendment Not Relevant The Township proposes to amend the definition of the term “Recreation, Passive” set forth in Section 200-14 of the Zoning Ordinance.

Kennett Township 2/10/2016 ZA-1-16-13214 Proposed - Zoning Ordinance Amendment Not Relevant Various Amendments including: unlisted uses, outdoor dining, open space, reclassifying all municipal and public uses as by right uses and dimensional parameters for Mixed Use Residential Communities in the BP- Business Park zoning district.

London Grove Township 2/18/2016 ZA-2-16-13294 Proposed - Zoning Ordinance Amendment Not Relevant Revising the definitions of Retail Services and Mini-storage/warehouse.

Lower Oxford Township 2/5/2016 ZA-1-16-13244 Proposed - Zoning Ordinance Amendment Consistent Adding Nursing, rest or retirement homes and Active adult residential development as uses permitted by conditional use in the C-1 Neighborhood Commercial zoning district.

Malvern Borough 2/8/2016 ZA-1-16-13226 Proposed - Zoning Ordinance Amendment Not Relevant The Borough proposes new or amended definitions for the following terms in Section 201of its Zoning Ordinance, as set forth in Section 1 of the draft Ordinance: Impervious Cover; Lot, Interior (Flag); Right-of-way; Impervious Surface; Lot Line; Lot Coverage; Street, Private; and Street Line.

New London Township 2/3/2016 ZA-1-16-13202 Proposed - Zoning Ordinance Amendment Consistent The proposed zoning ordinance amendment would permit a second dwelling to be constructed on parcels of 10 acres or greater in the R-1 zoning district. The definitions are revised to permit a second dwelling.

Upper Uwchlan Township 2/5/2016 ZA-1-16-13196 Proposed - Zoning Ordinance Amendment Consistent This is an amendment for rezoning parcel 32-3-37 from the R-1 Residential to the R-2 Residential District.

February 23, 2016 Page 3 of 4 REVIEW LANDSCAPES 2 MUNICIPALITY DATE FILE NO. TOPIC CONSISTENCY

Upper Uwchlan Township 2/8/2016 ZA-1-16-13253 Proposed - Zoning Ordinance Amendment Not Relevant This amendment relates to the storage of fuel and other explosive materials in the PI Planned Industrial/Office district, and to add regulations for commercial aboveground storage tanks, and related changes to the PI district.

Westtown Township 2/1/2016 ZA-1-16-13151 Proposed - Zoning Ordinance Amendment Consistent The Township proposes to amend the Historic Preservation standards in its Zoning Ordinance, which includes the addition of Section 170-2400.G-Historic Resources Map. This proposed section outlines the specific types of resources that can be considered historic resources, and outlines the procedural guidelines for adding resources to, or removing resources from, the Township Historic Resources Map. A copy of the Historic Resources Map itself, along with a list of the historic resources identified on the map, were included with the amendment submission.

Willistown Township 2/5/2016 ZA-1-16-13211 Proposed - Zoning Ordinance Amendment Not Relevant The proposed amendments to the Township Zoning Ordinance include the following: add definitions for the following terms to Section 139-6: Buffer Planting Strip, Buffer Strip or Screen; Landscape Improvement; Recreational Structure; and Screening; repeal the existing language in Section 139-53, Buffer strips and screening, in its entirety, to be replaced by the proposed language in Section 2 of the draft Ordinance; and repeal the existing language in Section 139-94, Yard Exception for accessory structures and buildings, in its entirety, to be replaced by the proposed language in Section 3 of the draft Ordinance.

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

February 23, 2016 Page 4 of 4

Ordinance Review Letters

February 5, 2016

David R. Burman, Manager Willistown Township 688 Sugartown Road Malvern, PA 19355

Re: Proposed Township Code Amendment – Definitions, Chapter 73-Environmental Protection # MA-1-16-13212 - Willistown Township

Dear Mr. Burman:

The Chester County Planning Commission has reviewed the proposed amendment as submitted by Willistown Township. The referral for review was received by this office on January 20, 2016. While we acknowledge we have no official review comments under the provisions of the Pennsylvania Municipalities Planning Code (MPC), we offer the following comments to assist in your review of the proposed ordinance.

DESCRIPTION:

1. Willistown Township proposes the following amendments to Chapter 73-Environmental Protection of the Township Code of Ordinances:

A. Repeal the existing definitions of the terms “Landscape Improvement,” “Recreational Structure” and “Screening” in Section 73-4; and B. Add definitions for the following terms to Section 73-4: Buffer Planting Strip, Buffer Strip or Screen; Landscape Improvement; Recreational Structure; and Screening.

2. On January 20, 2016, the County Planning Commission also received amendments to the Township Subdivision and Land Development Ordinance (SLDO) and Zoning Ordinance (we note the four proposed definitions to be added to Chapter 73 will also be added to the Township SLDO and Zoning Ordinance). These amendments are addressed by the Commission in separate reviews (CCPC# SA-1-16-13210 and #ZA-1-16-13211, respectively).

COMMENTS:

3. For clarity purposes, we recommend that the reference to “Article 10” in the proposed definition of “Screening” be replaced with the phrase “Article X.” The Township should ensure that consistent terminology is adopted throughout the Township Code.

RECOMMENDATION: Willistown Township should consider the comments contained in this review prior to taking action on this amendment.

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

Page: 2 Re: Proposed Township Code Amendment – Definitions, Chapter 73-Environmental Protection # MA-1-16-13212 - Willistown Township

We request an official copy of the decision made by the Board of Supervisors. This will allow us to maintain a current file copy of your ordinance.

Sincerely,

Paul Farkas Senior Planner

February 18, 2016

Trish Fagan, Secretary New London Township PO Box 1002 New London, PA 19360

Re: Official Map # OM-1-16-13205 - New London Township

Dear Ms. Fagan:

The Chester County Planning Commission has reviewed the proposed Official Map as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code (MPC), Section 408(b). The referral for review was received by this office on January 14, 2016, the map was received February 4, 2016.

We commend New London Township for incorporating the Official Map as an implementation tool for its land planning policy. We trust that the following comments will assist you in providing documents that help to fulfill New London Township's planning objectives.

LANDSCAPES:

1. The Township is located within the Suburban Landscape and Rural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The objective of the Rural Landscape is to preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate developments in rural centers. The Official Map is an effective tool for identifying and achieving the goals and objectives of the local Comprehensive Plan and those of Landscapes2.

COMMENTS:

2. We encourage the Township to utilize the Official Map as an effective part of its planning toolbox. We acknowledge the receipt of the proposed New London Township Official Map Ordinance. The proposed Official Map will illustrate issues related to: treatment and disposal of sewage effluent, Township Parks, parking lots, community connector roads and improvements and road intersection improvements.

3. To assist in the Official Map’s implementation, we recommend that all members of the Township Board of Supervisors, Planning Commission, and Zoning Hearing Board be provided with official copies after adoption.

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

Page: 2 Re: Proposed Official Map # OM-1-16-13205 - New London Township

RECOMMENDATION: New London Township should adopt the proposed Official Map and ordinance.

We request an official copy of the decision made by the Board of Supervisors, as required by Section 408(e) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance.

Sincerely,

Glenn Bentley Senior Planner February 10, 2016

Trish Fagan, Secretary New London Township PO Box 1002 New London, PA 19360

Re: Subdivision and Land Development Ordinance Amendment – Recreation Lands and Facilities # SA-1-16-13207 - New London Township

Dear Ms. Fagan:

DESCRIPTION:

1. The first section of the proposed amendment revises the wording of Section 2-524.1.A related to the determination of need for recreational facilities for prospective residents, provisions related to a fee-in-lieu of set aside land for recreation are removed and replaced with Section 2-524.1.H.1 and a new subsection (Section 524.3) entitled Requirements for Nonresidential Subdivisions and Land Developments is added. In Section 2 of the amendment the definition of the term "Use" is replaced by the term "Principal Use".

COMMENTS:

2. In the subsection where the fee-in-lieu amendment provisions are proposed, we suggest that the existing wording of this section remain, because it permits the Township to revise the fee figure by resolution of the Board, rather than by Subdivision and Land Development Ordinance amendment, saving the Township time and money.

3. The Township should review the wording in proposed Section 524.3.C(3). The term "may" as used is permissive, which implies that applicant may be able to avoid the requirements listed. If it is the Township's intent to require either recreational land or a fee-in-lieu thereof, we suggest that the phrase be revised to read "To satisfy the terms of this section, the Board shall require the applicant:..."

4. In proposed section 524.3.C the Township should ensure that the wording does not require an applicant to pay a fee-in-lieu or provide recreational lands twice if an application involves both a major nonresidential subdivision and a land development.

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

Page: 2 Re: Subdivision and Land Development Ordinance Amendment - Recreation Lands and Facilities # SA-1-16-13207 - New London Township

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

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

Sincerely,

Glenn Bentley Senior Planner

February 5, 2016

David R. Burman, Manager Willistown Township 688 Sugartown Road Malvern, PA 19355

Re: Subdivision and Land Development Ordinance Amendment – Definitions, and Open Space Characteristics and Design Standards # SA-1-16-13210 - Willistown Township

Dear Mr. Burman:

The Chester County Planning Commission has reviewed the proposed Subdivision and Land Development Ordinance (SLDO) amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 505(a). The referral for review was received by this office on January 20, 2016. We offer the following comments to assist in your review of the proposed amendment.

DESCRIPTION:

1. Willistown Township proposes the following amendments to its SLDO:

A. Repeal the existing definitions of “Buffer Strip or Screen” and “Recreational Structure” from Section 123-6; B. Add definitions for the following terms to Section 123-6: Buffer Planting Strip, Buffer Strip or Screen; Landscape Improvement; Recreational Structure; and Screening; and C. Amend Sub-section (8) of Section 123-43.D, Open Space Characteristics and design standards.

2. On January 20, 2016, the County Planning Commission also received amendments to the Township Zoning Ordinance and Chapter 73-Environmental Protection of the Township Code. These amendments are addressed by the Commission in separate reviews (CCPC# ZA-1-16-13211 and #MA-1-16-13212, respectively).

COMMENTS:

3. The Township should verify the accuracy of the references to “Article 10” in the proposed definition of the term “Screening.” Our copy of the Township SLDO, and the online copy of the SLDO available at http://ecode360.com/11713919, do not contain an “Article 10”, and we note the existing landscaping, buffering and screening requirements are set forth in Article X (Sections 73-52 through 73-57) of Chapter 73-Environmental Protection of the Township Code. The Township should ensure that consistent terminology is adopted throughout the Township Code.

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.

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

Page: 2 Re: Subdivision and Land Development Ordinance Amendment – Definitions, and Open Space Characteristics and Design Standards # SA-1-16-13210 - Willistown Township

Sincerely,

Paul Farkas Senior Planner

February 8, 2016

Christopher Bashore, Manager/Secretary Malvern Borough 1 East First Avenue, Suite 3 Malvern, PA 19335

Re: Subdivision and Land Development Ordinance Amendment – Section 300.C-Overview of Plan Submission and Review Process # SA-1-16-13225 - Malvern Borough

Dear Mr. Bashore:

DESCRIPTION:

1. Malvern Borough proposes to amend Section 300.C of its SLDO, Overview of Plan Submission and Review Process. The proposed ordinance language adds additional review steps (ex. landscape architect review) to the existing table in this section, and identifies whether these steps are “recommended” or “required” for a minor or major plan submission.

2. On January 22, 2016, the County Planning Commission also received a draft Ordinance from the Borough which addresses amendments to the definitions in the Borough Zoning Ordinance and SLDO. These amendment submissions are addressed by the Commission in separate reviews (CCPC# ZA-1-16-13226 and SA-1-16-13227, respectively).

COMMENTS:

3. Section 300.C of the Borough SLDO currently identifies a “Sketch Plan” as a “recommended,” but not required, step for both minor and major plans, and Section 302.A currently states that a sketch plan is optional but strongly encouraged submission for all plans. However, the proposed ordinance adds a “by right sketch plan” step in addition to the existing “sketch plan” step, and the “by-right sketch plan” step is identified as required for major subdivision or land development. This should be clarified by the Borough, since the term “by-right sketch plan” is not currently used in Article III of the Borough SLDO, particularly the sketch plan standards in Section 302. By requiring a sketch plan submission, applicants may not be willing to significantly alter the sketch plan, which can reduce its usefulness. We note that the requirement for the submission of mandatory “sketch” plans (i.e., “…shall be submitted…”) may result in the application of the 90-day review period in MPC Section 508. The Borough should verify that it wishes to place sketch plans within this review time framework. We endorse regulations that eliminate unnecessary plan processing and administrative procedures.

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

Page: 2 Re: Subdivision and Land Development Ordinance Amendment – Section 300.C-Overview of Plan Submission and Review Process # SA-1-16-13225 - Malvern Borough

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.

We request an official copy of the decision made by Borough Council, 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,

Paul Farkas Senior Planner

February 8, 2016

Christopher Bashore, Manager/Secretary Malvern Borough 1 East First Avenue, Suite 3 Malvern, PA 19335

Re: Subdivision and Land Development Ordinance Amendment - Definitions # SA-1-16-13227 - Malvern Borough

Dear Mr. Bashore:

The Chester County Planning Commission has reviewed the proposed Subdivision and Land Development Ordinance (SLDO) amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 505(a). The referral for review was received by this office on January 22, 2016. We offer the following comments to assist in your review of the proposed amendment.

DESCRIPTION:

1. Malvern Borough proposes new or amended definitions for the following terms in Section 201 of its SLDO, as set forth in Section 2 of the draft Ordinance: Lot, Interior; Street, Private; Impervious Surface; Impervious Cover; Lot Coverage; Lot Line; Right-of-way; and Street Line.

2. Section 1 of the draft Ordinance, which addresses amendments to the definitions in the Borough Zoning Ordinance, is addressed by the Commission in a separate review (CCPC# ZA-1-16-13226). On January 22, 2016, the Commission also received a separate amendment to Section 300.C-Overview of Plan Submission and Review Process of the Borough SLDO, which is also addressed by the Commission in a separate review (CCPC# SA-1-16-13225).

COMMENTS:

3. The definition of “Lot, Interior” proposed to be added to the Borough SLDO appears to be identical to the definition of “Lot, Interior (Flag)” proposed to be added to the Zoning Ordinance. The Borough should ensure that consistent terminology is adopted throughout the Borough Code.

4. We recommend that the Borough Engineer be requested to review and comment on the proposed ordinance language prior to the Borough taking official action on this amendment, particularly regarding the definition of “impervious coverage” including “athletic playfields comprised of synthetic turf materials.” We note that athletic fields are currently designed as an integrated system with drainage facilities incorporated as part of the overall system.

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

Page: 2 Re: Subdivision and Land Development Ordinance Amendment - Definitions # SA-1-16-13227 - Malvern Borough

5. While the definition of the term “right-of-way” in Section 1 of the draft Ordinance contains a sub-definition of the term “ultimate right-of-way,” the corresponding definition of “right-of-way” in Section 2 does not include this sub-definition. Additionally, the definition of “ultimate right-of-way” differs from the existing definition in the Township SLDO, and the draft Ordinance does not identify whether the existing definition is to be deleted and/or amended as part of this draft Ordinance. This should be clarified by the Borough.

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.

Sincerely,

Paul Farkas Senior Planner February 2, 2016

Lisa M. Moore, Secretary/Manager Kennett Township 801 Burrows Run Rd. Chadds Ford, PA 19317

Re: Subdivision and Land Development Ordinance Amendment – Parking and Cartway Dimensions # SA-1-16-13249 - Kennett Township

Dear Ms. Moore:

DESCRIPTION:

1. The proposed Subdivision and Land Development Ordinance amendment would revise the parking stall dimensions of Section 206-518.B.(1) from 9.5 feet by 17.5 feet to 10 feet by 18 feet. Also the private street cartway width dimension of Section 206-502.B.(1) is increased from 16 feet to 24 feet.

COMMENTS:

2. We suggest that the Township should refer to pages 115-120 of the Multi-Modal Circulation Handbook by the CCPC related to parking stall dimensions. The handbook recommends a 9 foot by 18 foot stall dimension for 90 degree parking, a 9 foot by 20 foot stall dimension for 60 degree parking and a 9 foot by 19 foot stall dimension for 45 degree parking. In consideration of reducing impervious surfaces and the attendant reduction in stormwater quantity and quality, we recommend that the Township reconsider the proposed 10 foot by 18 foot dimensions. Please refer to: http://www.landscapes2.org/transportation/circulation/14-Parking.cfm for further information on this topic. Similarly, the proposed 24 foot cartway width for private streets could be considered to be at the upper end of the dimensional range. We recommend that the Township consider relating the cartway width to the type and intensity of use served by the private street. We suggest that for most applications an 18 to 20 foot cartway width would be appropriate. Please refer to: http://www.landscapes2.org/transportation/circulation/22-LaneDesign.cfm for further information on this topic.

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

Page: 2 Re: Subdivision and Land Development Ordinance Amendment - Parking and Cartway Dimensions # SA-1-16-13249 - Kennett Township

RECOMMENDATION: The Township should consider the comments in this letter prior to taking action on the proposed amendment.

Sincerely,

Glenn Bentley Senior Planner

February 22, 2016

Maureen G. Turley, Secretary East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Subdivision and Land Development Ordinance Amendment - Park, Open Space and Recreation Areas # SA-2-16-13277 - East Whiteland Township

Dear Ms. Turley:

DESCRIPTION:

1. East Whiteland Township proposes the following amendments to its SLDO:

A. Add definitions for the following terms to Section 175-6: Facility; POR. Park, Open Space and Recreation Areas; Recreation, Active; Recreation, Facility; and Recreation, Passive; and

B. Replace Section 175-40-“Community facilities and recreation areas” in its entirety with the proposed language set forth in Section I.B of the draft Ordinance, entitled “Park, Open Space and Recreation Areas.” The proposed ordinance language now includes requirements for the amount of land required to be set aside for non-residential development.

2. On February 5, 2016, the County Planning Commission also received an amendment to the definition of the term “Recreation, Passive” in Section 200-14 of the Township Zoning Ordinance, which is addressed by the Commission in a separate review (CCPC# ZA-2-16-13278). We note the proposed definition of Recreation, Passive” in this SLDO amendment is identical to the proposed definition to be added to the Township Zoning Ordinance.

COMMENTS:

3. The Township Solicitor should be requested to review and comment on the proposed ordinance language and its application to non-residential development, prior to the Township Board of Supervisors taking official action on this amendment.

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

Page: 2 Re: Subdivision and Land Development Ordinance Amendment - Park, Open Space and Recreation Areas # SA-2-16-13277 - East Whiteland Township

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

Sincerely,

Paul Farkas Senior Planner

February 16, 2016

Mary Beth Smedley, Secretary/Treasurer East Brandywine Township 1214 Horsehoe Pike Downingtown, PA 19335

Re: Subdivision and Land Development Ordinance Amendment – Final As-Built Plans # SA-2-16-13285 - East Brandywine Township

Dear Ms. Smedley:

The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 505(a). The referral for review was received by this office on February 8, 2016. This amendment requires “final as-built” plans to be submitted within 30 days after completion of subdivision or land development improvements, and includes a list of the required items to be shown on the plans. The requirements in this amendment are appropriate and are potentially very useful.

RECOMMENDATION: The Commission recommends the Township adopt the proposed amendment.

Sincerely,

Wes Bruckno, AICP Senior Planner

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

February 1, 2016

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

Re: Zoning Ordinance Amendment - Historic Preservation # ZA-1-16-13151- Westtown Township

Dear Mr. Patriarca:

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 January 5, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

1. Westtown Township proposes the following amendments to its Zoning Ordinance:

A. Add definitions for the following terms to Section 170-201: Historic Resource(s), and Historic Resources Map; B. Amend Section 170-2400.F.(3), by adding language pertaining to procedural requirements for permit applications for the demolition and/or exterior alteration of any historic resource identified on the Historic Resources Map; C. Amend subsections (5) and (6) of Section 170-2400.F, the Functions and Duties of the Township Historical Commission; and D. Add subsection G-Historic Resources Map to Section 170-2400. The proposed ordinance language outlines the specific types of resources that can be considered historic resources, and outlines the procedural guidelines for adding resources to, or removing resources from, the Township Historic Resources Map.

2. A copy of the Township Historic Resources Map, along with a list of the historic resources shown on the map, was included with the amendment submission. The map and corresponding list identify the following historic resource classes:

1. On or eligible for the National Register of Historic Places (NRHP); 2. Of local historic value; 3. 100 years or older; 4. Potential archeological value; and 5. Properties with historical element.

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

Page: 2 Re: Zoning Ordinance Amendment - Historic Preservation # ZA-1-16-13151 - Westtown Township

COMMENTS:

3. The westernmost portion of the Township is situated within the Brandywine Battlefield National Historic Landmark as shown in Landscapes2, the County Comprehensive Plan. We highly recommend that the Township include the location of the Brandywine Battlefield Planning Boundary on its Historic Resources Map, as shown on the 2010 Battlefield Boundary map provided online at: www.chesco.org/DocumentCenter/View/15458, along with any associated historic landscapes identified in the Battlefield Preservation Plan. Landscapes2, which recognizes the Brandywine Battlefield as an overlay area on the Livable Landscapes Map, promotes preservation efforts to keep these historic resources intact. The Landscapes2 Vision for the Brandywine Battlefield National Historic Landmark recommends that: “adjacent development will use context-sensitive design to integrate development and open space with these resources.” The Township should be aware that the County Planning Commission is reviewing the Planning Boundary under the American Battlefield Protection Grant Program, and that additional historic resources in this portion of the Township may be identified.

4. We recommend that the Township, in both its review of the current amendment submission and any future amendments to its historic resource standards, refer to the Historic Resource Protection Standards planning Tool on the County Planning Commission’s website at: www.landscapes2.org/ToolsLandscape/Pages/ProtectStand.cfm.

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

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

Sincerely,

Paul Farkas Senior Planner

February 5, 2016

Gwen A. Jonik, Secretary Upper Uwchlan Township, Planning Commission 140 Pottstown Pike Chester Springs, 19425

Re: Zoning Ordinance Map Amendment – 32-3-37 (R-1 to R-2) # ZA-1-16-13196 - Upper Uwchlan Township

Dear Ms. Jonik:

The Chester County Planning Commission has reviewed the proposed zoning map amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on January 14, 2016.

The applicant wishes to change the zoning of parcel UPI #32-3-37 (31.6 acres), located east of the Wallace Township municipal boundary and south of Little Conestoga Road, from R-1 Residential to R-2 Residential. This area is served by on-lot water and sewer facilities. We offer the following comments to assist in your review of the proposed zoning map amendment.

LANDSCAPES: 1. The site of the proposed rezoning is located within the Rural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Rural Landscape is to preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate developments in rural centers. The proposed amendment is generally consistent with the objectives of the Rural Landscape, although the current zoning designation of the site is more fully consistent with the Rural Landscape. COMMENTS:

2. Zoning and Locational Analysis:

According to our copy of the Upper Uwchlan Township Zoning Map, and according to the copy of the Zoning Map attached to the application, the adjoining areas to the north, east and south in are all within the Upper Uwchlan Township R-1 zoning district. No areas within the Upper Uwchlan R-2 zoning district appear to abut the parcel.

The area to the west of the parcel is located in Wallace Township. This portion of Wallace Township is within the Wallace Township FRR Flexible Rural Residential zoning district, which permits agriculture and residential developments of varying densities, but with a minimum of one lot per two acres of adjusted tract area.

The Upper Uwchlan Township R-1 District permits residential lots at a minimum density of two acres. The lots in the vicinity of the parcel in Upper Uwchlan Township all appear to be at least two acres in size. The lots in Wallace Township that immediately abut the parcel also appear to be at least two acres in size, although some lots along Waterview Drive in Wallace Township, located to the southwest of the parcel, are less than two acres.

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

Page: 2 Re: Proposed Zoning Ordinance Amendment - 32-3-37 (R-1 to R-2) # ZA-1-16-13196 - Upper Uwchlan Township

The Upper Uwchlan Township R-2 District, which is requested by the applicant, requires that lots contain not less than one acre. In areas that do not have access to public water and sewer facilities, minimum lot sizes of two acres generally provide more opportunities for accommodating on-lot sewer and water systems.

3. Upper Uwchlan Township Comprehensive Plan:

The 2014 Upper Uwchlan Township Comprehensive Plan's Future Land Use Plan (Map 3) places this parcel within the "Rural/Site Responsive" future land use category. The Township Comprehensive Plan anticipates that development in the "Rural/Site Responsive" future land use category will consider "...the site, based on its location relative to arterial roads, infrastructure capacity, and thorough site analysis, including consideration of natural and cultural resources, relationships to adjacent land uses, and protection of neighboring property values and community character. Creative use of these flexible design approaches can allow greater development intensity...than conventional large lot approaches, as long as development is "clustered" tightly enough, and in the right places, to still achieve meaningful conservation of open space. A maximum gross density of one dwelling per two acres and up to 75 percent open space is suggested, although net densities within any given development might be allowed to vary in response to marked forces. These lands are not intended for public sewer service." (2014 Upper Uwchlan Township Comprehensive Plan, page 148).

As stated above, it appears that no areas within the Upper Uwchlan R-2 zoning district appear to abut the parcel. The site’s current R-1 zoning appears to be more consistent with the Township’s Comprehensive Plan than the proposed R-2 zoning district

4. Prior to taking action on this amendment, the Township should ensure that the zoning map amendment is generally consistent with its Comprehensive Plan, as set forth in Sections 603(j) of the Pennsylvania Municipalities Planning Code. 5. Prior to taking action on this amendment, the Township should ensure that they have met the posting and notification requirements for zoning map amendments as set forth in Section 609 of the Pennsylvania Municipalities Planning Code.

RECOMMENDATION: Upper Uwchlan Township should consider the comments in this letter before acting on the proposed zoning amendment. It appears that the site's current R-1 zoning designation is more consistent with the policies in the 2014 Upper Uwchlan Township Comprehensive Plan, and the R-1 zoning reflects that character of the adjoining areas better than the R-2 zoning district.

Sincerely,

Wes Bruckno, AICP Senior Planner cc: Betty Randzin, Secretary, Wallace Township February 3, 2016

Trish Fagan, Secretary New London Township PO Box 1002 New London, PA 19360

Re: Zoning Ordinance Amendment – Second Dwellings, R-3 and Village Extension Overlay # ZA-1-16-13202- New London Township

Dear Ms. Fagan:

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 January 14, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

1. The County Planning Commission concurrently received two Zoning Ordinance amendments, a Zoning Map amendment, an Official Map ordinance and a Subdivision and Land Development Ordinance amendment. This review addresses the Zoning Ordinance amendments, the other submissions will be reviewed in a separate letters. The first section of the first proposed amendment adds a new subsection (Section 1434) to the General Standards of Part 14 containing regulations for a second dwelling unit on an individual property. The second section of that amendment adds a subsection to Section 401 that indicates that a proposal to create a second dwelling unit on an individual lot shall not be construed to be a land development. The second amendment addresses removal of references in the zoning ordinance table of contents to the Village Extension Overlay district. The removed reference location is to be marked "Reserved". The second section of the amendment removes references to the R-3 High Density Residential District from Section 201-Classes of District, the reference location is to be marked "Reserved". The third part of the amendment removes Section 1-1317 related to the Village Extension Overlay district, which is to be marked "Reserved". COMMENTS:

2. The second amendment addresses the removal of the R-3 and Village Extension Overlay zoning districts. We paraphrase our comments from the Zoning Map review that the proposed amendment eliminates the higher density zoning districts in New London Township. The districts being eliminated by the proposed amendment are situated adjacent to the Village of New London, which is the most appropriate location for higher density residential development. We understand that accommodating higher densities can involve significant investment in infrastructure to support higher density districts. The Township should perform a fair-share analysis to determine whether these amendments would make the Township susceptible to challenge. If the Township decides to adopt the proposed language, we suggest that the provisions of R-3 High Density Residential District, designated in the ordinance as Part 6, should be removed, consistent with the removal of all references to the district and the associated zoning map amendment.

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

Page: 2 Re: Zoning Ordinance Amendment - Second Dwellings, R-3 and Village Extension Overlay # ZA-1-16-13202 - New London Township

3. The Township Solicitor should verify that the proposal to not construe the construction of a second dwelling unit on an individual lot as a land development is consistent with both the Municipalities Planning Code and the Township definition of the term "Land Development".

4. The proposed language is appropriate particularly for parcels that are agriculturally active. The Township should consider if parcels with agricultural easements will be permitted to construct a second dwelling.

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

Sincerely,

Glenn Bentley Senior Planner

February 5, 2016

David R. Burman, Manager Willistown Township 688 Sugartown Road Malvern, PA 19355

Re: Zoning Ordinance Amendment - – Definitions, Buffer Strips and Screening Requirements, and Yard Exception for Accessory Structures and Buildings # ZA-1-16-13211- 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 January 20, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

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

A. Repeal the existing definition of the term “Buffer Planting Strip” in Article 139-6; B. Add definitions for the following terms to Section 139-6: Buffer Planting Strip, Buffer Strip or Screen; Landscape Improvement; Recreational Structure; and Screening; C. Repeal the existing language in Section 139-53, Buffer strips and screening, in its entirety, to be replaced by the proposed language in Section 2 of the draft Ordinance; D. Repeal the existing language in Section 139-94, Yard Exception for accessory structures and buildings, in its entirety, to be replaced by the proposed language in Section 3 of the draft Ordinance; and E. Amend the written notice standards for the Township Zoning Hearing Board in Section 139-122.A(1)(b).

2. On January 20, 2016, the County Planning Commission also received amendments to the Township Subdivision and Land Development Ordinance and Chapter 73-Environmental Protection of the Township Code. These amendments are addressed by the Commission in separate reviews (CCPC# SA-1-16-13210 and #MA-1-16-13212, respectively).

COMMENTS:

3. For clarity purposes, we recommend that the references to “Article 10” of Chapter 73 of the Township Code should be replaced with the phrase “Article X.” The Township should ensure that consistent terminology is adopted throughout the Township Code.

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

Page: 2 Re: Zoning Ordinance Amendment - – Definitions, Buffer Strips and Screening Requirements, and Yard Exception for Accessory Structures and Buildings # ZA-1-16-13211 - Willistown Township

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

Sincerely,

Paul Farkas Senior Planner

February 10, 2016

Lisa M. Moore, Secretary/Manager Kennett Township 801 Burrows Run Rd. Chadds Ford, PA 19317

Re: Zoning Ordinance Amendment – Various Amendments # ZA-1-16-13214- Kennett Township

Dear Ms. Moore:

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 January 19, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

1. The submission consisted of five individual zoning amendments and a Subdivision and Land Development Ordinance (SLDO) amendment. The SLDO amendment was reviewed separately and the zoning ordinances were consolidated for the purposes of this review.

The first section of the proposed zoning ordinance amendment adds a new subsection to Section 240-1201(C)(16), which lists uses permitted by conditional use in the LI-Limited Industrial district. The proposed language adds a provision to add "Any legitimate use not otherwise provided for in this Chapter".

The second section of the amendment adds a definition for the term "Outdoor Dining" to Section 240-201 Definitions and adds a subsection to the Supplemental Use Regulations, specifically Section 240-1944, which addresses outdoor dining.

The third section of the amendment addresses definitions pertaining to Open Space and Conservation, which were added or amended; the definitions for “Junkyard” and "Lot, Corner" are amended. The noise control provisions of Section 240-2014.A are replaced with a reference to Chapter 148 of the Township Code of Ordinances. The notification requirements related to Zoning Hearing Board Hearings are amended to eliminate the use of certified mail.

In the fourth section of the amendment all listings of "Municipal Use" and "Public Use" that are currently permitted by conditional use in all applicable zoning districts are reclassified as by-right uses in those same districts. Vacancies left from the deletion of Municipal Use or Public Use will be marked "Intentionally Left Blank". In the final section of the amendment the Maximum Lot Coverage for Mixed Use Residential Communities in the BP-Business Park zoning district is reduced from 55 percent to 50 percent. The Minimum Yard requirements for Mixed Use Residential Communities are also revised.

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

Page: 2 Re: Zoning Ordinance Amendment – Various Amendments # ZA-1-16-13214 - Kennett Township

COMMENTS:

2. While we acknowledge the provision's intent to avoid outdoor dining facilities from interfering with pedestrian movement, we suggest that the Township consider reworking the language to ensure that outdoor dining and traffic on sidewalks work together. We suggest that the Township refer to the Restaurant-Café chapter of the West Chester Borough Code for provisions that permit dining facilities on sidewalks. We support the Township's efforts to encourage the installation and use of sidewalks in its commercial areas and we suggest that outdoor dining would be one of the major destinations for increased pedestrian activity.

3. Each of the proposed amendments submitted for our review included signature blocks for enacting and ordaining the proposed amendment and in each, Robert A. Hammaker is listed as a Member of the Board of Supervisors. This should be revised prior to the Township taking action on the proposed amendments.

4. The Township should ensure that a variety of parcels are available in the LI-Limited Industrial zoning district to accommodate unlisted uses that would be directed to that district by language proposed in the first section of the amendment.

5. We suggest that the wording proposed for the term "Open Space, Common" under #1, be revised to delete the word "initial" to accommodate the possibility of future Utility Buildings and/or Utility Lines.

6. The definition of the term "Open Space" is inconsistent with how the term is generally perceived by professional and municipal planners. While "Open Space" can include areas on private parcels, particularly if it is large areas easily visible from public roads, it does not include yard areas of typical single family parcels. The definition presented as "Open Space" would be more appropriate for the term "Green Space". The Township should revise the proposed language.

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

Sincerely,

Glenn Bentley Senior Planner

February 8, 2016

Christopher Bashore, Manager/Secretary Malvern Borough 1 East First Avenue, Suite 3 Malvern, PA 19335

Re: Zoning Ordinance Amendment - Definitions # ZA-1-16-13226 - Malvern Borough

Dear Mr. Bashore:

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 January 22, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

1. Malvern Borough proposes new or amended definitions for the following terms in Section 201 of its Zoning Ordinance, as set forth in Section 1 of the draft Ordinance: Impervious Cover; Lot, Interior (Flag); Right-of-way; Impervious Surface; Lot Line; Lot Coverage; Street, Private; and Street Line.

2. Section 2 of the draft Ordinance, which also addresses amendments to the definitions in the Borough Subdivision and Land Development Ordinance (SLDO), is addressed by the Commission in a separate review (CCPC# SA-1-16-13227). On January 22, 2016, the Commission also received a separate amendment to Section 300.C-Overview of Plan Submission and Review Process of the Borough SLDO, which is also addressed by the Commission in a separate review (CCPC# SA-1-16-13225).

COMMENTS:

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

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

Page: 2 Re: Zoning Ordinance Amendment - Definitions # ZA-1-16-13226 - Malvern Borough

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,

Paul Farkas Senior Planner

February 5, 2016

Sara Laganelli, Secretary Lower Oxford Township 220 Township Rd. Oxford, PA 19363

Re: Zoning Ordinance Amendment – Conditional uses in the C-1 district # ZA-1-16-13244- Lower Oxford Township

Dear Ms. Laganelli:

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 January 26, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

1. The proposed zoning ordinance amendment adds two new uses to those permitted by conditional use in the C-1 Neighborhood Commercial zoning district. The uses are: Nursing, Rest or Retirement Home and Active Adult Residential Development.

LANDSCAPES and Oxford Region Multimunicipal Comprehensive Plan:

2. The area affected by the proposed zoning ordinance amendment is located within the Urban Landscape and Suburban Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The proposed uses to be added to the C-1 Neighborhood Commercial zoning district consistent with the objectives of the Urban Landscape and the Suburban Landscape.

The Oxford Region Multimunicipal Comprehensive Plan designates the area of the proposed additional uses as C-Commerce, which would make the submission consistent with the Future Land Use map of the comprehensive plan. As per the specifications of the intergovernmental cooperative implementation agreement, specifically subsection 3, this application may meet the definition of a development of regional significance and impact and therefore should be submitted to the Oxford Region Planning Committee (ORPC) in accordance with Section X of the implementation agreement.

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

Page: 2 Re: Zoning Ordinance Amendment - Conditional uses in the C-1 district # ZA-1-16-13244 - Lower Oxford Township

COMMENT:

3. The proposed additional uses would appear to be consistent with those uses permitted by-right and conditional use in the C-1 Neighborhood Commercial zoning district.

RECOMMENDATION: The Township should adopt the proposed amendment.

Sincerely,

Glenn Bentley Senior Planner February 8, 2016

Gwen A. Jonik, Secretary Upper Uwchlan Township, Planning Commission 140 Pottstown Pike Chester Springs, 19425

Re: Zoning Ordinance Amendment - Storage of Fuel and Other Explosive Materials in the PI Planned Industrial/Office District # ZA-1-16-13253- Upper Uwchlan Township

Dear Ms. Jonik:

This amendment relates to the storage of fuel and other explosive materials in the PI Planned Industrial/Office district, adds regulations for commercial aboveground storage tanks, and related changes to the PI district. We offer the following comments to assist in your review of the proposed zoning amendment.

COMMENTS:

1. Section 200-80.C.(2)(c)[4] of the amendment requires compliance with federal, state and local regulations. We suggest that the Pennsylvania Uniform Construction Code should also be specifically listed. We also suggest that the Township Fire Marshal or Building Code Official consider whether spill protection structures should be required.

2. We suggest that the Chester County Department of Emergency Services be notified when a large commercial aboveground storage tank containing fuel and other explosive materials is proposed. The Township Building Code Official may wish to consult Table 307.1(1) of the International Building Code to identify the level of explosive material that would require notification of the Chester County Department of Emergency Services (refer to:

http://codes.iccsafe.org/app/book/content/2015-I-Codes/2015%20IBC%20HTML/Chapter%203.ht ml)

3. Section 200-80.C.(2)(c)[3] requires "...commercial aboveground storage tanks shall be ...enclosed within an area that abuts a side of the principal building located on the property." This seems to prohibit tanks from being stored in rear yard areas, which may be unnecessarily restrictive.

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

Page: 2 Re: Zoning Ordinance Amendment - Storage of Fuel and Other Explosive Materials in the PI Planned Industrial/Office District # ZA-1-16-13253- Upper Uwchlan Township

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

Sincerely,

Wes Bruckno, AICP Senior Planner cc: Chester County Department of Emergency Services

February 22, 2016

Maureen G. Turley, Secretary East Whiteland Township 209 Conestoga Road Frazer, PA 19355-1699

Re: Zoning Ordinance Amendment - Definition-“Recreation, Passive” # ZA-2-16-13278- East Whiteland Township

Dear Ms. Turley:

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 February 5, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

1. East Whiteland Township proposes to amend the definition of the term “Recreation, Passive” set forth in Section 200-14 of the Zoning Ordinance.

2. On February 5, 2016, the County Planning Commission also received an amendment to the Park, Open Space and Recreation Areas standards in the Township Subdivision and Land Development Ordinance (SLDO), which is addressed by the Commission in a separate review (CCPC# SA-2-16-13277). We note the proposed definition of “Recreation, Passive” is also proposed to be added to the Township SLDO.

COMMENTS:

3. The proposed ordinance language appears to be appropriate.

RECOMMENDATION: East Whiteland Township should adopt the proposed zoning amendment.

Sincerely,

Paul Farkas Senior Planner

E-mail: [email protected] ● www.landscapes2.org ● Web site: www.chesco.org/planning February 18, 2016

Steven Brown, Manager London Grove Township 372 Rose Hill Rd. Suite 100 West Grove, PA 19390

Re: Zoning Ordinance Amendment – Revising Definitions/Mini-storage facilities in the CG-Commercial, General zoning district. # ZA-2-16-13294- London Grove Township

Dear Mr. Brown:

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 February 9, 2016. We offer the following comments to assist in your review of the proposed zoning amendment.

DESCRIPTION:

1. The first section of the amendment revises the definition of "Retail Services" by the addition of mini-storage facilities as a component of those services offered to the public as "Retail Services". The definition of the term "Mini-Storage/Warehouse" is deleted and the term "Mini Storage Facility" is added to Section 27-202 Definition of Terms.

In the second section of the amendment "Retail Services" is added to the Permitted Uses in Section 27-1002 relating to the Commercial, General District (CG).

COMMENTS:

2. The applicant should verify the codification of the proposed zoning ordinance amendment. Our copy of the London Grove Township Zoning Ordinance and the version on the Keystate Publishing website indicates that the proposed location of the ordinance amendment (27-1002.G) is currently occupied by Accessory Uses and the subsequent subsection is listed for Wagering and Gambling Facilities (27-1002.H).

3. We note that the difference in definitions between Mini-Storage/warehouse and the proposed Mini-Storage Facility is minimal and the revision to the term Retail Services just adds mini-storage facilities to the uses listed under the term. It appears that mini-storage facilities would be consistent with existing uses located in the CG-Commercial, General district in the vicinity of the intersection of Baltimore Pike and Route 41, however it would not be as consistent with the listed permitted uses for the district. We suggest that the Township consider permitting mini-storage facilities by conditional use or special exception, which would allow the Township to require design standards such as screening to offset potential negative impacts of such facilities. The Township could also consider creating General Design Standards to specifically address Mini Storage Facilities.

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

Page: 2 Re: Zoning Ordinance Amendment - Revising Definitions/Mini-storage facilities in the C-Commercial zoning district. # ZA-2-16-13294 - London Grove Township

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

Sincerely,

Glenn Bentley Senior Planner

February 10, 2016

Trish Fagan, Secretary New London Township PO Box 1002 New London, PA 19360

Re: Zoning Map Amendment – Removal of the R-3 and Village Extension Overlay districts # ZM-1-16-13206 - New London Township

Dear Ms. Fagan:

DESCRIPTION:

1. The proposed zoning map amendment would delete the R-3 High Density Residential zoning district and the Village Extension Overlay zoning district. The area encompassing these two districts would be designated R-2 Medium Density Residential. As indicated in the Background comment removal of the R-3 district from the zoning map reflects the elimination of the district in its entirety in 2003/2004.

BACKGROUND:

2. We understand that this zoning map amendment and the associated zoning ordinance amendment have been undertaken to remove remaining references to the R-3 High Density Residential zoning district. In researching this map amendment it has come to our attention that several zoning amendments enacted by the Township in the 2003-2004 timeframe were not forwarded to the Chester County Planning Commission (CCPC) and not included in our copy of the current zoning ordinance (which was received September 17, 2008 and listed as current through Supplement IV, July 16, 2008). The Township has been notified and the missing ordinance amendments are in the process of being forwarded to the CCPC.

LANDSCAPES:

3. The area affected by the proposed zoning map amendment is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed zoning map amendment is consistent with the objectives of the Suburban Landscape.

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

Page: 2 Re: Proposed Zoning Map Amendment - Removal of the R-3 and Village Extension Overlay districts # ZM-1-16-13206 - New London Township

COMMENTS:

4. It appears that the levels of density provided by the R-3 and Village Extension Overlay district are permitted in the Traditional Neighborhood Development Overlay district, which is permitted by conditional use and special exception in the New London Village zoning district.

RECOMMENDATION: New London Township should adopt the proposed zoning map amendment.

Sincerely,

Glenn Bentley Senior Planner February 18, 2016

Steven Brown, Manager London Grove Township 372 Rose Hill Rd. Suite 100 West Grove, PA 19390

Re: Zoning Map Amendment – R-MH Residential –Mobile Home to C- Commercial # ZM-2-16-13293 - London Grove Township

Dear Mr. Brown:

DESCRIPTION:

1. The proposed zoning map amendment would affect a single parcel (Tax Parcel 59-5-110 - 8.4 acres), which is currently bisected by two zoning districts; the C-Commercial and R-MH Residential-Mobile Home zoning districts. The applicant proposes to rezone the parcel so that it would be entirely within the C-Commercial zoning district. The parcel is located on the south side of Baltimore Pike adjacent to the intersection with Lake Road.

COMMENTS:

2. The subject parcel is adjacent to commercially zoned parcels on the north, east and west sides, rezoning this parcel to C-Commercial in its entirety is logical and once developed could prove to be a valuable commercial asset to the owner and Township. Landscapes2 identifies the area of the rezoning as Suburban Center; commercial uses are appropriate in Suburban Centers. We note that additional parcels zoned R-MH Residential-Mobile Home are located to the south and east of this site.

3. We note a slight disparity in the name of the commercial zoning district in London Grove Township. The zoning map designates the district as C-Commercial; the provisions of Part 10 of the zoning ordinance identify the district as Commercial, General District (CG). The Township should clarify this discrepancy.

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

Page: 2 Re: Proposed Zoning Map Amendment - Mobile Home to C- Commercial # ZM-2-16-13293 - London Grove Township

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

Sincerely,

Glenn Bentley Senior Planner

Act 537 Reviews Act 537 Reviews for Chester County

February 2016

Israel Smoker Lower Oxford Township 500 gpd

Consistent with Map & Policies (! Consistent with Map, Inconsistent with Policies Inconsistent with Map & Policies

(! (! Legend (! February Act 537 Reviews (! Previous Reviews Sunoco Service Station Landscapes2 Public Sewer Connection Lower Oxford Township Agricultural 400 gpd Rural Center Suburban Center Urban Cooper Farm Subdivision East Nottingham Township Rural (! 7,613 gpd Suburban (! Map prepared March 2016 (! 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 March 9, 2016

ENVIRONMENTAL PLANNING ACTIVITIES

Sewage Facilities Planning

MAJOR REVISIONS TO MUNICIPAL PLANS: None

MINOR REVISIONS TO MUNICIPAL PLANS:

East Nottingham Township, Cooper Farm Subdivision The applicant is proposing a residential development of 55 townhomes (17 are already constructed) on 58.7 acres. The site is located at the intersection of Waterway Road and Mt. Pleasant Road. The total projected wastewater to be generated for this module is 7,613 gpd. The project is to be served by a public sewage disposal system managed by OASA. This project is designated as an Urban, Suburban and Agricultural Landscape, and is consistent with Landscapes2.

Lower Oxford Township, Israel Smoker The applicant is proposing a residential development of 1 lot on 27.4 acres. The site is located on Whiteside Drive, beyond the intersection with Limestone Road (Route 10). The total projected wastewater to be generated for this connection is 500 gpd. The project is to be served by an individual on-lot sewage disposal system. This project is designated as a Suburban Landscape, and is consistent with Landscapes2.

Lower Oxford Township, Sunoco Service Station Public Sewer Connection The applicant is proposing a public sewer connection to serve an existing gas station and convenience center. The site is located on Limestone Road (Route 10), south of the interchange with Route 1. The total projected wastewater to be conveyed and treated by this connection is 400 gpd. The project is to be served by a public sewage disposal system managed by the OASA. 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. 3/9/16

Minor Revisions 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE #1-15922-378a-3J 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 Cooper Farm Subdivision, East Nottingham Township

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

1. Date plan received by county planning agency. January 05, 2016 2. Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency February 23, 2016

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: The Urban Landscape: Objective LU 2 for this landscape states: “Target urban landscapes as the core centers of population , employment, commerce, institutions, services, and culture, using Smart Growth and smart transportation principles.” Public sewer systems are encouraged in this landscape; The 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; and the Agricultural Landscape: Objective LU 5 for this Landscape states: “Preserve the agricultural industry and cultural heritage of Chester County by supporting a productive agricultural network and preserving prime soil resources.” Public sewer systems are discouraged in this landscape. X 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met While a portion of this project is located within the Agricultural Landscape, it is located within an area immediately adjacent to the Urban and Suburban Landscapes, as well as continues the existing land use of the area, which is largely residential. 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 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: Landscapes 2 Policy NR 2.2 states: “Protect and manage wetlands for their hydrologic and ecological functions, and identify opportunities to mitigate, restore, and create wetlands. ” The project site contains delineated wetlands, although it does not appear that any proposed development activity will encroach upon them. The applicant should be aware that placement of fill in wetlands is regulated by Section 404 of the Clean Water Act (1977) and PA DEP Chapter 105 Rules and Regulations. 7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts

X 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 Nottingham Township updated their stormwater management ordinance on January 24, 2014. 18. Name, Title and signature of person completing this section :

Name: Carrie J. Conwell Title: Environmental Planner Signature: ______Date: February 23, 2016 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 county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Chester County Health Department Brian Campbell, Site Contact Spencer Andress, Government Specialists Inc Pat Brady, East Nottingham Township 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE #1-15937-417-2L 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)

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

Project Name & Municipality Israel Smoker, Lower Oxford Township

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

1. Date plan received by county planning agency. January 14, 2016 2. Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency February 24, 2016

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

Yes No

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 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

8. Will any known endangered or threatened species of plant or animal be impacted by the development project? Not Known. Landscapes2 Policy NR 2.5 states: “Protect, restore, and manage unique habitats, migration corridors, and plant and animal species that are designated as rare, threatened, or endangered by federal or state agencies, and encourage efforts to plan, fund, and establish viable habitats for these species. ” The applicant’s submission indicates there are one or more sites of concern, but it does not demonstrate that potential conflicts have been resolved with the appropriate agencies. X 9. Is there a county or areawide zoning ordinance? No

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

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, Lower Oxford Township updated their stormwater management ordinance on February 19, 2014. 18. Name, Title and signature of person completing this section :

Name: Carrie J. Conwell Title: Environmental Planner Signature: ______Date: February 24, 2016 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)

The Chester County Planning Commission recommends that all municipalities adopt an ordinance requiring regular management, inspection and pump-out of all individual sewage systems, established in a legally enforceable manner. A municipal management program will be essential in helping to assure the long-term viability of the individual systems that are proposed in this project.

The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Chester County Health Department Israel S. Smoker, Site Contact Sara Laganelli, Lower Oxford Township Edgar Jefferis, Concord Land Planners & Surveyors 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE #1-15937-417-3J 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)

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

Project Name & Municipality Sunoco Service Station Public Sewer Extension, Lower Oxford Township

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

1. Date plan received by county planning agency. December 17, 2015 2. Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency February 09, 2016

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

Yes No

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

8. Will any known endangered or threatened species of plant or animal be impacted by the development project? Not Known. Landscapes2 Policy NR 2.5 states: “Protect, restore, and manage unique habitats, migration corridors, and plant and animal species that are designated as rare, threatened, or endangered by federal or state agencies, and encourage efforts to plan, fund, and establish viable habitats for these species. ” The applicant’s submission indicates there are one or more sites of concern, but it does not demonstrate that potential conflicts have been resolved with the Department of Conservation of Natural Resources (DCNR). 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

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, Lower Oxford Township updated their stormwater management ordinance on February 19, 2014. 18. Name, Title and signature of person completing this section :

Name: Carrie J. Conwell Title: Environmental Planner Signature: ______Date: February 09, 2016 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)

The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Chester County Health Department Laurie Pettingill, Site Contact Mike Jeitner, Bohler Engineering Inc Debbie Kinney, Lower Oxford Township

Agricultural Security Area

Review

Discussion and Information Items

Transportation Services Division Update Transportation [Trails, and Urban Centers] Division

March 2016

Transportation and Community Development Initiative (TCDI) provides supplemental planning funding DVRPC has announced its FY 2017 round for the Transportation and Community Development Initiative (TCDI) grant program. This program provides support for local development and redevelopment efforts that implement municipal, county, regional, and state planning objectives. The program is intended to advance early stage planning, design, or feasibility analysis that supports growth and revitalization in the core cities and developed/mature communities in the region. Eligible projects include but are not limited to the following: updating land use regulations, multimodal plans, road connectivity plans, revitalization/redevelopment plans and parking studies. This grant has $1.8 million ($1.2 million in PA and $600,000 in NJ) available to all 352 municipalities in the region. A mandatory pre-application meeting will be held on March 15th. Applications are due to DVRPC on April 22nd. The full program guide, application and additional information is available at http://www.dvrpc.org/tcdi/.

County solicits early input from Schuylkill Township and Historical Commission on Creek Road bridge project Creek Road over Pickering Creek is one of Chester County’s 94 county-owned bridges. The bridge was added to the Transportation Improvement Program within the last two years for rehabilitation or replacement. At the recommendation of CCPC staff, the County arranged two meetings with Schuylkill Township (one with the manager, another with the historical commission) to solicit early input on the project. These two meetings – held in the last two months—proved very effective at identifying potential areas of concern and opportunities for context sensitive treatments. All parties are optimistic that these proactive steps will deliver the project more efficiently, while also giving the community a more community sensitive design.

DCNR announces 2015 Community Conservation Partnership Program (C2P2) Awards On January 28, 2016, PA Governor Tom Wolf and PA Department of Conservation and Natural Resources (DCNR) Secretary Cindy Adams Dunn announced a $28 million investment for 176 projects across the Commonwealth that “will create new recreational opportunities, conserve natural resources and help revitalize local communities”. Announcement of the C2P2 awards typically occurs in the same calendar year as when the applications are made, however this year’s announcement was delayed by the state budget impasse.

Projects in Chester County were awarded just over $2.25 million, with awarded projects in East Bradford, East Pikeland, New London, North Coventry, and Valley Townships. The largest award in Chester County is a $1 million grant to the French & Pickering Conservation Trust towards

Page 1 of 2

the acquisition of a 104 acre tract of land along the French Creek in Warwick Township. The Land Conservancy of Southern Chester County also received $267,000 towards acquisition of a natural area and critical habitat in Kennett Township.

Adjacent Montgomery County was successful in landing monies to complete the design of their section of the Chester Valley Trail. Once constructed, this 3.5 mile connection between the Chester County Chester Valley Trail and the Schuylkill River Trail in Norristown will close a significant gap in the Circuit, Greater Philadelphia’s Regional Trail Network. Montgomery County also secured development funding for a 0.6 mile section of the Schuylkill River Trail that will connect the Borough of Pottstown with the US 422 bridge, another major link for the Circuit.

The complete 2015 C2P2 awards list may be found by clicking here: http://www.dcnr.state.pa.us/cs/groups/public/documents/document/dcnr_20031593.pdf

Route 30 Multimodal Study – Public Meeting on 12/29/16

Page 2 of 2

Transportation Projects in Chester County Status – March 2016

Highway Projects

Project Scope Cost Current Status/Phase Anticipated (millions) Construction US 202 Section 300 Widening to six lanes 300.000 Completion by August 2016 2016 US 202 over Amtrak Major bridge rehabilitation 17.567 Construction 2016-2017 US 202 at PA 926 Additional turning lanes for EB 926/SB 202 3.288 Preliminary engineering 2021 US 202 Section 100 *Conceptual* widening to six lanes TBD Not on DVRPC Long Range Plan TBD Darby Road Extension Bridge Replacement of Valley Road bridge 37.167 Preliminary engineering 2020-2022 US 422 River Crossing Widening to six lanes; PA 23 interchange 97.380 Construction 2016-2018 US 422 Pottstown Bypass Reconstruction – no new capacity 259.000 Engineering/Construction 2016-2028 US 30 Bypass Widening to six lanes (east of Reeceville); 835.000 Engineering 2020-2028 Reconstruction only (west of Reeceville); Completing Airport Rd and PA 113 interchanges US 1: Longwood to Schoolhouse Rd Widening to six lanes 8.863 Final Design 2019-2020 US 1 Bypass: PA 472 to PA 41 Reconstruction – no new capacity 125.800 Preliminary Engineering 2021-2028 PA Turnpike: Valley Forge to PA 29 Widening to six lanes 200.000 Final Design/Construction 2016-2018 PA Turnpike: PA 29 to Downingtown Widening to six lanes 200.000 Preliminary Engineering 2017-2022 PA Turnpike: Downingtown to Morgantown Widening to six lanes 200.000 Preliminary Engineering 2020-2023 French Creek Parkway New collector road thru development site 6.300 Final Design 2020 PA 41 (PA 926, PA 841, Newark Rd) Intersection safety improvements 9.030 Preliminary Engineering 2019-2024 PA 100: Font Road to Hanover St. Left-turn lane for NB PA 100 at PA 23 4.774 Final Design 2017 Police enforcement pull-offs (speeding) PA 896 Safety Improvements Corridor safety improvements 4.500 Final Design 2021-2022 PA 10 Safety Improvements Corridor safety improvements TBD In queue of safety projects TBD Schuylkill River Trail Completion of multi-use trail 8.358 Final Design/Right-of-way 2018-2019 Chester Valley Trail Completion of multi-use trail TBD Feasibility Study TBD

1 Notable Bridges in Chester County Project Cost Status Anticipated (millions) Construction PA 926 over Brandywine Creek 22.974 Construction 2016-2018 W. Bridge Street over Amtrak 5.464 Final Design 2018-2020 Chestnut Street over Amtrak 6.631 Construction 2017-2018 US 322 over Brandywine Creek 6.807 Preliminary Engineering 2020-2021 Paoli – Final Concept Plan Boot Road over Amtrak 6.053 Preliminary Engineering 2021-2023 S. Creek Road over Brandywine Ck. 18.635 Preliminary Engineering 2021-2023 Keim Street over Schuylkill River 21.590 Preliminary Engineering 2023-2025

Public Transportation Paoli station Phase Cost Status Anticipated (millions) Construction 1 – ADA Phase 36.0 Construction 2016-2018 2 – Darby Road Bridge 37.167 Preliminary engineering 2020-2022 3 – Parking Garage/Intermodal ~ 60.0 Preliminary engineering 2023-2024

Exton station Exton – Phase 1 Phase Cost Status Anticipated (millions) Construction 1 – High-level Platforms/Station 20.0 Construction 2016-2018 2 – Bus Loop 2.5 Preliminary engineering 2020-2022 Coatesville – Final Concept Plan 3 – Parking Garage ~ 37.5 Preliminary engineering 2023-2024

Coatesville station Phase Cost Status Anticipated (millions) Construction 1 – Third Ave. Streetscape 1.0 Final Design 2016-2017 2 – Fleetwood Street Relocation TBD Preliminary engineering 2017-2018 3 – Station and Platforms 20.0 Preliminary engineering 2019-2020 4 – Parking Garage and Office Building 35.0 On hold; awaiting funding TBD

2 Downingtown station Status: The Downingtown Train Station project has been in a transitional phase due to financial difficulties of the previous developer of the River Station Site (the planned development where the new station was planned to be relocated.) CCPC understands that a new developer (The Hankin Group) possesses site control of the development area. The new development team is in the midst of preparing a modified development plan for the train station area.

Paoli-Thorndale Line extension Status: Delaware Valley Regional Planning Commission staff will conducting ridership forecasts for the Paoli-Thorndale Extension between January 2016 and July 2016. The ridership forecasts will give SEPTA, Chester County, and all partners an accurate estimate of operating costs for the Extension. Two scenarios will be evaluated: Scenario 1 serving Coatesville and Parkesburg stations, and Scenario 2 serving Coatesville and Parkesburg stations as well as a new station in Atglen Borough.

West Chester Branch Extension Status: SEPTA is currently progressing with final design for extending service three additional miles on the Media-Elwyn line to a new station in Wawa; this extension should be operational by 2020.

Once service is extended to Wawa, there would remain approximately nine track miles (to restore) between Wawa station and West Chester. In the fall of 2015, West Chester Borough’s Rail Restoration Committee delivered a volunteer-generated report that evaluated alternatives for restoring passenger service to West Chester.

3 Funding:

• FY2017-2020 Transportation Improvement Program is scheduled for DVRPC Board adoption by June 2016; the updated TIP becomes effective October 1, 2016 (start of the federal fiscal year)

Expected Funding Opportunities:

• CMAQ o $20 million available o 80% award / 20% required match o Applications due: April 21, 2016 o Eligible projects: air-quality/congestion-reduction

• C2P2 o $28 million available (statewide) o 50% award / 50% required match o Applications due: April 13, 2016 o Eligible projects: trails, parks, and open space

• ARLE o Funding amount unknown o 100% state fund / 0% required match o Applications due: June 2016 o Eligible projects: traffic signals

• Multimodal Funding o Funding amount unknown o 70% state fund / 30% required match o Applications due: July 2016 o Eligible projects: all transportation projects

Planning Services Division Update Planning Services Division Ü Municipal Assistance Projects East Coventry South Coventry March 2016 Warwick Elverson

East Phoenixville Single Municipality Pikeland Schuylkill Comprehensive Plan Honey Brook Subdivision and Land Development Ordinance Boro. Honey Brook Zoning Ordinance East Recreation and Open Space Plan Whiteland Easttown Multi-Modal/Trail Study West Caln East ^_ Caln Natural Resources Protection Standards Caln

Zoning/Subdivision Ordinance Updates West Valley Coatesville West Sadsbury Sadsbury South West Chester Historic Inventory and Survey Coatesville Bradford East Modena Official Map Bradford Westtown Newlin ^_ VPP In-Kind Contracts Pocopson Regional Projects East Longwood Gardens Cooperative Planning Marlborough Pennsbury Project Brandywine Battlefield Strategic Kennett Kennett Landscapes Plan Phase 1 Penn Square Brandywine Battlefield Strategic ^_ New Landscapes Plan Phase 2 Garden Rt 30 Multi-Modal Transportation Study Kennett Area Economic Development Study 0 1.25 2.5 5 7.5 10 Honey Brook Zoning Ordinances Update Miles Coatesville Region Mill Trail Sources: Municipalities - Chester County DCIS/GIS; VPP Tracking created by CCPC, 2015. PLANNING SERVICES DIVISION REPORT March 2016

Planning Services Division (PSD) activities are reported under two categories: Municipal Assistance and Historic Preservation. Within the Municipal Assistance summary, projects are categorized under Single Municipality or Regional/Multimunicipal.

MUNICIPAL ASSISTANCE The following summarizes significant municipal assistance program activity, including Vision Partnership Program (VPP) cash and in-kind grant projects as well as projects primarily funded through outside sources (such as DCNR, NPS, etc.) as of February 26, 2016.

SINGLE MUNICIPALITY

1. Caln Township – Comprehensive Plan Update (2/15-1/17) The Township is updating their 2003 comprehensive plan. A number of new planning studies have been completed in the Township since 2003 and the update is intended to incorporate those plans and new recommendations. The task force has begun to review future land use and transportation recommendations. Percent Completed: 40%

Consultant: Urban Research and Development Corporation VPP Monitor: Mark Gallant/Sean O’Neill

2. Easttown Township – Comprehensive Plan Update (5/15-4/17) The project is taking a new approach, with minimal narrative background and a focus on issue-based plan chapters. A stakeholder workshop was held in October, and topics were identified for the issue based chapters, with a follow up meeting of the task force in November. The February meeting identified issue subgroups, which will meet over the next two months. Percent Completed: 15% Consultant: Chester County Planning Commission VPP Planners: Kevin Myers, Sean O’Neill

3. East Bradford Township – Comprehensive Plan Update (4/15-3/17) The Township is updating their 2004 comprehensive plan to create a plan that is strategic, specific, and implementable. The plan will continue to focus on the Township’s land and resource conservation initiatives while determining the best approach for guiding anticipated development to remaining growth areas. A first draft has been completed for review. Percent Completed: 60%

Consultant: Thomas Comitta Associates VPP Monitor: Jeannine Speirs

1 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

4. East Caln Township – Official Map Update (12/15-11/16) The Township will be updating their Official Map, which was last updated in 1993. The update will assist in achieving the goals of the 2012 Comprehensive Plan as well as the goals of the Central Chester County Bicycle and Pedestrian Plan and Brandywine Greenway Plan. Map updates were reviewed at the February meeting and additional input will be gathered. Percent Completed: 25%

Consultant: Boucher & James VPP Monitor: Sean O’Neill

5. East Coventry Township – Trails, Greenways, and Recreation Plan (1/15-12/16) The Township is developing a strategic implementation plan focusing on open space, trails, and recreation needs and building on the recommendations of the Northern Federation Parks, Recreation and Open Space Plan (2012). The consultant team inventoried and assessed recreation programs and facilities over the summer. A public meeting was held September 30th to introduce the project and solicit public input. The consultant team met with the task force in mid-December to present a summary analysis and framework for the plan. Percent Completed: 55%

Consultant: Natural Lands Trust and Toole Recreation Planning VPP Monitor: Brian Styche

6. East Pikeland Township – Zoning Ordinance Amendments (8/15-7/17) The Township will be updating their zoning ordinance with amendments that would facilitate context appropriate development and redevelopment of historic Kimberton village. A village walk took place in August, a community planning exercise was held in October, and the task force has been looking at alternative zoning district scenarios. Percent Complete: 50% Consultant: Theurkauf Design and Planning VPP Monitor: Mark Gallant

7. East Whiteland Township – Comprehensive Plan Update (5/15-4/17) The Township is updating their 2001 comprehensive plan to address the many changes that have occurred in the Township over the last decade. The concept of “reinventing the suburbs” will be addressed in the plan with a focus on the Great Valley and the Route 30 and Route 202 corridors. Preliminary concepts, particularly related to land use and transportation, have been developed. A public information meeting was held November 17th. A preliminary draft of the plan has been developed and CCPC comments were provided in February. Percent Completed: 40% Consultant: Thomas Comitta Associates VPP Monitor: Kevin Myers

2 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

8. Elverson Borough – Zoning Ordinance/Subdivision and Land Development Ordinance updates (1/15-12/17) The Borough is proceeding with ordinance revisions recommended in their 2014 comprehensive plan, starting with the Zoning Ordinance, and soon transitioning into the Subdivision and Land Development Ordinance. A public meeting took place September 8th and presented the draft changes to date, including the zoning map, uses, and area and bulk regulations. A second public information meeting will be held in April or May 2016 to transition between the project phases. The project lead will transition as well, from Kevin Myers to Mark Gallant. Percent Completed: 35% Consultant: Chester County Planning Commission VPP Planners: Kevin Myers/Mark Gallant, Jaime Larzelere

9. Penn Township – Zoning Ordinance Update (11/15-12/17) The Township will be updating their Zoning Ordinance with the assistance of CCPC staff. The project will implement the recommendations of the 2012 Comprehensive Plan and provide an updated and streamlined ordinance. A field view with members of the task force took place in December and the first meeting of the full task force occurred in January. Percent Completed: 10%

Consultant: Chester County Planning Commission VPP Monitor: Jeannine Speirs, Jaime Larzelere

10. Phoenixville Borough – Subdivision and Land Development Ordinance (2/15-1/17) The Borough proposes to update their subdivision and land development ordinance. The Borough recently completed a major update of their zoning ordinance. This effort will bring the subdivision ordinance into consistency with the updated zoning regulations and will support the policies of the Borough comprehensive plan and the Phoenixville Region comprehensive plan. A draft ordinance will be sent to the task force to review in March. Percent Completed: 55%

Consultant: Remington, Vernick, & Beach VPP Monitor: Justin Smiley

11. Pocopson Township – Historic Resource Inventory and Survey (6/15-5/17) This project was to include a windshield historic resource inventory update, comprehensive historic resource survey and form for 300 resources, and property searches and reports for 15 significant resources, as an implementation action of the 2014 comprehensive plan. Consultant fieldwork was ongoing to gather inventory information, following one public meeting and two task force meetings. The Township Board of Supervisors voted to terminate this contract at their February 22, 2016 meeting. Per the contract and VPP Grant Manual, there is no reimbursement of fees expended to date. Percent Completed: 15%

Consultant: Jane Dorchester VPP Monitor: Jaime Larzelere

3 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

12. 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. In addition to VPP funds, the project received funding from the PECO’s Green Region program. The study is also examining potential connections to the Chester Valley Trail via the Patriots Path in VFNHP and to the proposed Charlestown Devault Branch Rail Trail. A public presentation was held February 10, 2016. CCPC staff met with the consultant to review the full draft and provide comments. Percent Completed: 85%

Consultant: Gilmore & Associates, Inc. VPP Monitor: Bill Deguffroy

13. 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. Relevant elements of regional plans will be incorporated into or expanded on in the Township plan, and all required comprehensive plan elements of the MPC will be addressed. Distribution of a second draft occurred in January 2016, and a second public information meeting will take place in April or May. Percent Completed: 80%

Consultant: Chester County Planning Commission VPP Planner: Mark Gallant

14. Warwick Township – Ordinance Amendments (8/15-7/17) The Township is undertaking zoning and SLDO amendments, specifically enhanced environmental protection regulations and design standards, to implement the recently adopted Big Woods comprehensive plan amendment. Drafts on natural resources protection have been reviewed. The consultant will be working on revisions across the spring. Percent Completed: 50% Consultant: Theurkauf Design and Planning VPP Monitor: Jaime Larzelere

15. West Bradford Township – Natural Resource Protection and Landscaping Standards (1/15-12/16) The Township will be revising the natural resource protection and landscaping standards of their land use ordinances to bring them into consistency with the Brandywine Greenway Strategic Action Plan and Landscapes2. The consultant is working on ordinance provisions and the next meeting will be held in March 2016. Percent Completed: 50% Consultant: Brandywine Conservancy VPP Monitor: Mark Gallant

4 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

16. West Chester Borough – Comprehensive Plan and Revitalization Plan Update (1/14-6/16) 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. A draft plan was provided to the task force in September. Following extensive coordination with the original project consultant, the Borough has requested an amendment to their contract to transition to a new lead planner. Details to process the amendment (status on the scope of work and remaining items for the new lead planner to address, status of fees expended to date) have been requested of the Borough by CCPC. Percent Completed: 80% Consultant: Urban Research & Development Corporation/TBD VPP Monitor: Justin Smiley

17. Westtown Township – Comprehensive Plan Update (pending) The Township will be updating their Comprehensive Plan. The update will be a collaborative process to develop an overall vision to guide the Township. One focus will be how the Township should promote reinvestment and infill development within established neighborhoods and commercial corridors. Percent Completed: Contract Pending

Consultant: Brandywine Conservancy and Thomas Comitta Associates VPP Monitor: Sean O’Neill

REGIONAL/MULTIMUNICIPAL

18. Brandywine Battlefield Strategic Landscapes Plans – Phase 1 and Phase 2 (8/13 - 12/15; 8/15 – 12/17) These projects are being funded through an American Battlefield Protection Program (ABPP) grant from the National Park Service. Phase 1 entails completing strategic plans for four of 13 identified strategic battlefield landscapes. Each plan includes 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. The technical report and full drafts of the three strategic landscapes plans (covering four landscapes) were submitted to the NPS in November 2015. Comments have been received on the technical report. The Phase 1 plans will be finalized following NPS review and comment. Preliminary outreach to the municipalities involved in Phase 2 of the project (New Garden, Kennett, Pennsbury, and East Marlborough townships and Kennett Square) has begun, as has the research into the 18th century landscape by Chester County Archives. CCPC is developing an RFP for a geophysical and military historian expert consultant for the project. Percent Complete: 95% (Phase 1) 10% (Phase 2)

Consultant: Chester County Planning Commission Project Planners: Jeannine Speirs, Karen Marshall

5 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

19. Coatesville Region Mill Trail Bicycle and Pedestrian Facilities Plan (pending) This multi-municipal effort being led by South Coatesville proposes to provide detailed analysis for the Mill Trail, including preliminary designs and specifications. Partnering municipalities include Coatesville, Modena, and Valley Township. The municipalities have selected McMahon Associates and Brandywine Conservancy and contract details are being worked through. Percent Complete: Contract Pending Consultant: McMahon Associates/Brandywine Conservancy VPP Monitor: Justin Smiley

20. Honey Brook Borough and Township – Zoning Ordinances Update (2/16-1/18) The Borough and Township will coordinate on an update to their individual zoning ordinances to implement multiple recommendations from their recently adopted joint Comprehensive Plan. The project will bring the ordinances into consistency with the comprehensive plan, and help them achieve economic development and rural lands preservation through collaboration. Percent Completed: 0%

Consultant: Brandywine Conservancy VPP Monitor: Jeannine Speirs

21. Kennett Area Economic Development Study (9/15-8/17) The Borough and Township are conducting an economic development study to provide a strategy for selected geographic areas that cross municipal boundaries. The kick-off meeting took place October 16th and included a tour of the sites being examined by the study. The consultant is proceeding with stakeholder interviews and preliminary market and demographic inventory. An initial public meeting was held February 11, 2016, with a second public meeting scheduled for April 7th. Percent Complete: 50%

Consultant: 4Ward Planning/RBA Group VPP Monitor: Kevin Myers, Sean O’Neill

22. Longwood Gardens Cooperative Planning Project (10/13 - 12/15) The townships of East Marlborough, Kennett, and Pennsbury, along with Longwood Gardens, are working cooperatively with CCPC to facilitate communication, work through potential incompatibilities, and create updated zoning regulations to meet the needs of the townships and Longwood Gardens. East Marlborough adopted zoning amendments in November 2014. A joint meeting with all stakeholders was held September 15, 2015. CCPC staff will continue to work with Pennsbury and Kennett on their zoning amendments and a Memorandum of Agreement for the project. Recent work has focused on Pennsbury Township and details of the zoning language. Percent Complete: 70%

Consultant: Chester County Planning Commission Project Planner: Susan Elks

6 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

23. Western Chester County Region – Route 30 Multi-Modal Transportation Study (5/15-4/17) The Western Chester County Region is undertaking a multi-modal study with a focus on the Route 30/Business 30/Amtrak Keystone Corridor – one of six multi-modal corridors identified in Landscapes2. The project is funded through both a VPP grant and a TCDI grant. As a result of both the first public meeting and October task force meetings, the corridor vision and priority projects were finalized. The consultant’s next steps include development of land use/transportation strategies for the interchanges and Business 30 corridor. Strategies include renderings and alternatives analysis. These will be presented at the second public information meeting, scheduled for February 29, 2016. Percent Completed: 70%

Consultant: McMahon Associates VPP Monitor: Justin Smiley/Kevin Myers

VPP Inquiries The municipalities listed below have made recent inquiries about VPP: 1. Atglen Borough - Comprehensive Plan update with economic development component (February 2015, June 2015) 2. Charlestown Township – Comprehensive Plan (July 2015) 3. Coatesville – Zoning Ordinance Updates (February 2016) 4. East and West Brandywine Townships – Bike and Pedestrian Plan (July 2015) 5. East Coventry Township – Multimodal Study (February 2016) 6. East Vincent Township – Comprehensive Plan (June 2015) 7. East Whiteland Township – Route 30 Corridor Study (February 2016) 8. Kennett Township – Community Facility Visioning Process (February 2016) 9. New Garden Township – Comprehensive Plan (July 2015) 10. Phoenixville Region – Comprehensive Plan (December 2015) 11. South Coatesville – Comprehensive Plan (February 2016) 12. Thornbury Township – Comprehensive Plan and Ordinances (June 2015) 13. Wallace Township – Regulatory Amendments (July 2015) 14. West Goshen Township – Comprehensive Plan (August 2015) 15. West Sadsbury Township – Comprehensive Plan (June 2015) 16. Willistown Township – Bicycle and Pedestrian Facilities Study (July 2015)

7 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

HISTORIC PRESERVATION The following summarizes historic preservation activities (beyond efforts already noted within Municipal Assistance) as of February 26, 2016.

1. Town Tours and Village Walks: 300 Years of Ironmaking in PA celebration - all dates are filled.

2. Brandywine Battlefield Task Force: Continue to coordinate with outside entities on the conservation and protection of properties within the battlefield, and reviewing development proposals that may negatively impact critical battlefield resources. The Steering Committee met in November. The Historic Resource and Interpretation Subcommittee met December 10th, when Cory Kegerise from PHMC presented on the multiple property nomination process.

3. Historic Resource Mapping: Working on mapping historic resources within Easttown Township.

4. Bridge Activity: Attended a preconstruction meeting in Schuylkill Township on County Bridge #175. Bridge field reviews for the bridge protocol are scheduled for March.

5. Technical Assistance: Continue to provide support regarding Chester County Historical Society, and requests from professionals and owners regarding historic properties. Providing support regarding Birmingham Township’s historic resource reviews and the Fussell House in Kennett Township. Acting as technical advisor for the East Bradford Strode’s Barn subcommittee, Barnard House in Pocopson Township, and Tredyffrin Township.

6. Chester County Historic Preservation Officer Activities/Reviews: • Battle of Paoli ABPP grant for nomination as National Landmark • Completed historic resource mitigation plan for Water Resources Authority • PHMC fieldview scheduled for March 2 – 4 for proposed nominations to National Register • Coatesville: Lutkins Building Landmark status and possible demolition • Section 106 reviews: 926 bridge at Pocopson, Darlington Corners at 926/202, Paoli Train Station, Twin Bridges, and Keim Street bridge. • Fricks Lock Schuylkill River Trail head development • Assistance with Act 247 reviews and comprehensive planning as requested by peers

7. Marketing and County Heritage Education: • Chester County Historic Preservation Network (CCHPN): Planning for 2016, to include two training workshops and the annual awards dinner for historic commissions/committees and HARBs. • Iron and Steel Heritage: Kick-off of the 300 years of iron and steel heritage celebration is scheduled for March 15th at the Schuylkill River Heritage Center in Phoenixville. Assisting Natural Lands Trust and Carol DeWolf to develop a scenic byway management plan application for Route 23 from Valley Forge National Historical Site to Elverson Borough. • Quakers and the Underground Railroad: Advising the Kennett Underground Railroad Center (KURC).

8 Planning Services Division – Municipal Assistance and Historic Preservation Activities March 2016

• Rural History Confederation: Serve as Recording Secretary. Working with Springton Manor Farm on the Ag Museum at the park and creating interactive children’s displays. • Harriet Tubman Trail to Freedom: Working with the Historic Preservation Graduate Program at Delaware State University. Students are assisting with research and mapping of the proposed trail. Conducting Phase 2 – review of the plan with Delaware County. • Campaign of 1777 Interpretation: Initiated meeting with Chester County Historical Society, Friends of Martin’s Tavern, Friends of Strode’s Barn, and Brandywine Battlefield Task Force to explore funding opportunities.

Infrastructure and Plan Review

Director’s Report Communication Tools

Communication and outreach to CCPC’s partners will take advantage of a wide range of tools.

Electronic media tools include: Electronic list serve email, email campaign, Chesco homepage, Landscapes2 homepage, project specific websites, Facebook, Twitter, LinkedIn, FlickR and photos, Youtube and vidoes, Flipboard, Pinterest, and Instagram.

Publication tools include: CCPC general newsletter, annual report, topic-specific newsletters, project publications, and project executive summaries.

Direct outreach tools include: One-on-one interviews, stakeholder groups, surveys, topic specific presentations to groups, general CCPC presentation to groups, participation in events, and a booth with snacks and water along trails or at public events.

Media tools include: Press releases, interviews with Radio/TV, editorials and articles, newspaper ads, commissioner meeting announcements, and CCPC board announcements.

Event tools include: Workshops, awards ceremonies, public presentations, “Big Name” speaker events, PMPEI training, and participation in bike to work day.

Branding tools include: Logo, slogan, brochure describing agency, brochures describing specific services, resumes and descriptions of planners, business cards, bookmarks, posters, table displays, and video on CCPC.

2016 Communication Tool Actions:

In 2016, CCPC will refine many of its communication tools as follows:

Electronic list serve email Situation at end of 2015: the list serve had about 800 to 1,000 members, and CCPC could only send emails to people who had formally signed up.

Proposed action: Move the list serve to Mailchimp. Recreate the mailing list but send to a broader audience, with a target of 2,000 recipients.

Draft 20 March 9, 2016

Group Email campaign Situation at end of 2015: These were done on a case-by-case basis.

Proposed action: Expand the list of email contacts, particularly municipal emails.

Chesco homepage Situation at end of 2015: Contained basic information about CCPC and our events. Had many links to Landscapes 2 homepage.

Proposed action: Create a map of all information on all CCPC related websites. Analyze what information belongs where.

Landscapes2 homepage Situation at end of 2015: This website contained the bulk of the planning information for CCPC. Additional information was being transferred from the Discover the Future website to Landscapes2.

Proposed action: Use map of website information to guide future design. Because Landscapes2 as a name implies the website is only for the comprehensive plan, create a new website called chescoplanning.org and move all Landscapes2 materials to this new website. Complete transferring information from the Discover the Future website and close this URL by the end of the year.

Increase the use and prominence of the news and announcement area of the website.

Project specific websites Situation at end of 2015: There was one project specific website, which was chescorideguide.org, a collaboration with other agencies.

Proposed action: Generally, the policy is to only have project specific websites that are short term. Any long term information should be built into the main website or a collaboration with other organizations.

Facebook Situation at end of 2015: Facebook posts made once or twice a week.

Proposed action: Establish daily Facebook posts, with images accompanying text. Use more informal language and provide short blurbs on projects, activities, news, events, funding opportunities, and planning stories.

Draft 21 March 9, 2016

At Monday management meetings, determine Facebook posts for the week, trying to balance topics and types of stories. Begin push to get more people to sign up for CCPC’s social media. The main target audiences for Facebook are Municipalities and the General Public. Develop a tracking system to determine the level of traffic and the topics of most interest.

Twitter Situation at end of 2015: Twitter posts done every other week.

Proposed action: Have more frequent Twitter posts, particularly for more newsworthy items and announcements.

LinkedIn Situation at end of 2015: LinkedIn posts made once or twice a week.

Proposed action: Establish daily LinkedIn posts, with images accompanying text. Use formal language and provide short blurbs on projects, activities, news, events, funding opportunities, and planning stories with an emphasis on stories that are more relevant to professionals involved in planning and development. The main target audience for LinkedIn is Project Implementing Partners.

FlickR and photos Situation at end of 2015: FlickR had an extensive online catalog designed around general category with locations tagged.

Proposed action: Continue to populate FlickR with new photos while expanding its outreach by highlighting a “photo of the week” and including photos in other outreach materials.

Youtube and videos Situation at end of 2015: Videos produced infrequently, primarily for the Agricultural Development Council.

Proposed action: Use videos as a communication’s tool more frequently, particularly for the comprehensive plan update and about CCPC. Use non-CCPC testimonials and comments.

Flipboard Situation at end of 2015: Items are published to the Landscapes2 magazine periodically.

Draft 22 March 9, 2016

Proposed action: Strengthen use of Flipboard.

Other Social Media Situation at end of 2015: No other social media used.

Proposed action: Explore use of other social media to see if they will be worthwhile to include in CCPC outreach efforts, such as Pinterest and Instagram.

CCPC General Newsletter Situation at end of 2015: During the year, CCPC transitioned from having a fully- designed longer newsletter put in pdf format to a monthly e-newsletter that generally had about six stories.

Proposed action: Review potential monthly stories at management meetings to assure stories reflect overall communication goals and individual project outreach strategies. Modify appearance of e-newsletter to reflect new branding.

Annual Report Situation at end of 2015: Extensive high-quality annual report produced each year.

Proposed action: In 2016, continue with extensive annual report with more compellingly worded topic area titles. For 2017, consider a shorter annual report that reflects new branding and has less text.

General CCPC Presentations to Groups Situation at end of 2015: Presentations done on a case-by-case basis without a PowerPoint.

Proposed action: Develop a PowerPoint about planning in the county for use at presentations. Put online with voice narration.

Participation at Events Situation at end of 2015: Participation at events done on a case-by-case basis.

Proposed action: Continue to participate in events. When feasible, have table at events with table-top displays about CCPC services and specific projects. Actively seek participation in key partner events (i.e. CCATO, TMACC, etc.)

Graphic Branding Situation at end of 2015: Products coming out of the agency were always well designed; but they did not follow any particular graphic look.

Draft 23 March 9, 2016

Proposed action: Create a graphic look and branding for the agency that will help define products as being from CCPC. The comprehensive plan update will need to reflect this look while having its own distinct identity.

Logo Situation at end of 2015: The CCPC logo, featuring a stylized and italicized acronym, used in all documents.

Proposed action: Redesign the logo to reflect the new CCPC branding and to be more visible on computer and mobile device screens. Use logo in all documents and all presentations.

Slogan Situation at end of 2015: There was no slogan or tagline for the agency

Proposed action: Consider slogan and “elevator speech” for the agency.

Brochure Describing Agency Situation at end of 2015: There was no brochure or other description of CCPC.

Proposed action: Develop a brochure with contact information that describes the services of the agency and provides information for learning more.

Resumes for Planners Situation at end of 2015: The planners had no resumes.

Proposed action: Create resumes for all planners that can be shared with clients, organizers of events, and other partners.

Draft 24 March 9, 2016

Public Comment