Action Items

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2 Action Items

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6 Report of Nominating Committee

7 Election of 2015 Officers

8 Act 247 Reviews

9 Subdivision & Land Development

10 Act 247 Reviews of Proposed Development during December Symbols Residential Lots/Units Non-Residential @ Other D D 1-10,000 10, , ,001-1,200,000 Mixed Use Not Consistent with Livable Landscapes2 1 8 Livable Landscapes Note: Excludes lot line revisions, lot consolidations, second reviews, sketch plans, and surface parking, UNLESS those reviews cited unique or significant community impacts. 8 7 # PLAN # PLAN TITLE 1 LD David Lantz Poultry Operation 2 LD Bishop Shanahan High School 3 LD Patient First 4 LD Stoneyfield Estates 5 LD Moores Road Buildings 4 & 5 6 LD Whispering Woods 7 LD Habitat for Humanity 8 SD Poplar Realty, LP 9 SD Village Greene Phase 2 10 SD Old Lincoln Highway 11 SD Jeffrey C. & Janice M. Gavin 12 SD Lance & Alexandria Springer Growth Areas Urban Suburban Suburban Center Rural Resource Areas Agricultural Rural Rural Center Miles

11 To: Chester County Planning Commission From: Planning Staff Re: 247 Activity - 12/1/2014 to 12/31/2014 SUBDIVISION AND LAND DEVELOPMENT APPLICATIONS Applications consist of the following land use types: LAND USE PROP. LOTS/UNITS Sfr YEAR TO DATE PROP. LOTS/UNITS YEAR TO DATE PROP. LOTS/UNITS TOTAL PROP. LOTS/UNITS Apt , , ,430 Ths Twn Mh Agr Com Ind Ins TOTALS: , , ,590 UNOFFICIAL SKETCH PLAN EVALUATIONS Applications consist of the following land use types: LAND USE PROP. LOTS/UNITS Sfr YEAR TO DATE PROP. LOTS/UNITS YEAR TO DATE PROP. LOTS/UNITS TOTAL PROP. LOTS/UNITS 1 2 Apt Ths Twn Mh Agr Com Ind Ins TOTALS:

12 Subdivision & Land Development Review Reports

13 Subdivision and Land Development Reviews 12/1/2014 thru 12/31/2014 Community Name Municipality Plan # Title Acreage Land Use Lots/Units Roads (L Feet) (+, -, N/R) Landscapes2 Central Downingtown Borough LD Bishop Shanahan High School Ins 1 + Eastern Charlestown Township SD Volpi Tract Sfr 2 + Ins East Whiteland Township LD Moores Road Buildings 4 & Com 2 + Easttown Township LD Patient First 0.89 Com 1 + Malvern Borough SD Old Lincoln Highway 0.71 Sfr 3 + Northern East Coventry Township LD Whispering Woods Ths 80 1,250 + Honey Brook Township SD Poplar Realty, LP Sfr 128 9,600 + Honey Brook Township SD Village Greene Phase Ths West Vincent Township SD The Bruner Residential Development Sfr 2 - Southwestern East Nottingham Township SD Jeffrey C. & Janice M. Gavin 4.69 Sfr 3 + Highland Township LD David Lantz Poultry Operation Com 1 + Lower Oxford Township SD Samuel L. Jr. & Rebecca F. Stoltzfu Agr 2 + West Grove Borough LD Habitat for Humanity 6.84 Ths West Grove Borough SD Habitat for Humanity 6.84 Ths 1 + West Nottingham Township LD Stoneyfield Estates Mh 85 3,800 - West Chester Westtown Township SD Lance & Alexandria Springer 1.03 Sfr 2 + County Totals ,400 Municipalities Reviews Acreage Lots/Units Linear Feet There are 14 plans consistent, 2 plans inconsistent, and 0 plans with no relevance to Landscapes2. December 23, 2014 Page 1 of 1

14 Structure Square Footage/Use Per Land Development for 12/1/2014 thru 12/31/2014 Municipality Planning Square Number of Total Number Title Footage Structure Use Buildings Lots/Units Acreage Downingtown Borough LD Bishop Shanahan High School 2,448 Ins School East Whiteland Township LD Moores Road Buildings 4 & 5 198,000 Com Office Building Easttown Township LD Patient First 7,151 Com Medical Building Highland Township LD David Lantz Poultry Operation 44,100 Com Grand Total 4 251, December 23, 2014 Page 1 of 1

15 Subdivision & Land Development Letters

16 Barbara Davis, Secretary Highland Township 100 Five Point Road Coatesville, PA Re: Final Land Development - David Lantz Poultry Operation # LD Highland Township Dear Ms. Davis: December 3, 2014 A final land development plan entitled "David Lantz Poultry Operation", prepared by Red Barn and dated October 17, 2014, was received by this office on November 3, The land development is situated on the west side of Old Racetrack Road, south of East Highland Road and involves the construction of a 44,100 square foot poultry facility on a acre site (UPI # ). The plan indicates that the proposed facility is not classified as a concentrated animal feeding operation by the Chester County Conservation District. The site will be served by on-site water facilities and is located in the Agricultural zoning district. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Highland Township. We offer the following comments on the proposed land development for your consideration: LANDSCAPES: 1. The project site is located within the Agricultural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The Agricultural Landscape is dominated by commercial agriculture, agricultural security areas, large areas permanently protected by agricultural easements, and areas where the local municipality demonstrates a commitment to effective agricultural zoning. This landscape is characterized by large agricultural areas, and is not planned to accommodate projected growth. The proposed land development is consistent with the guidelines of the Agricultural Landscape. WATERSHEDS: 2. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan. ccplanning@chesco.org Web site:

17 Page: 2 Re: Final Land Development - David Lantz Poultry Operation # LD Highland Township 3. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds. PRIMARY ISSUES: 4. We acknowledge that the design of the proposed stormwater management facilities includes a bio-retention basin. The County Planning Commission endorses the use of innovative stormwater management practices. ADMINISTRATIVE NOTES: The items on the attached agency contact form should be addressed and reflected in the proposed land development. 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. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Highland Township requirements be satisfied before action is taken on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: David R. & Natalie J. Lantz, Valley Meadows Farm Thomas G. Scott, Highland Township Board of Supervisors Chairman Judith Noyales, Highland Township Planning Commission Chair Red Barn Chester County Health Department Chester County conservation District

18 December 15, 2014 Steve Sullins, Manager Downingtown Borough Municipal Government Center 4 West Lancaster Avenue Downingtown, PA Re: Preliminary/Final Land Development Bishop Shanahan High School # LD Downingtown Borough Dear Mr. Sullins: A preliminary/final land development plan entitled "Bishop Shanahan High School", prepared by Cowan Associates, Inc. and dated October 31, 2014, was received by this office on November 18, 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 East Lancaster Avenue and Woodbine Road Site Acreage acres UPI E Landscapes2 Designation - Urban Landscape Watersheds Designation - East Branch Brandywine Creek subbasin of the Brandywine Creek watershed PROPOSAL: The applicant proposes the construction of various athletic field and tennis court renovations, including the installation of a new synthetic turf athletic field, and the construction of a 2,448 square foot restroom facility. The project site, which is served by public water and public sewer, is located in the R-1 Single Family Detached Residential and R-3 Single Family Detached/Attached and Two Family Residential zoning districts. RECOMMENDATION: The Commission recommends that all Downingtown Borough requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Urban Landscape. ccplanning@chesco.org Web site:

19 Page: 2 Re: Preliminary/Final Land Development - Bishop Shanahan High School # LD Downingtown Borough WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Brandywine Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Brandywine Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Brandywine Creek watershed can be found in Part 10 of Watersheds. 3. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and ensure the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 4. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 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). All land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan.

20 Page: 3 Re: Preliminary/Final Land Development - Bishop Shanahan High School # LD Downingtown Borough PRIMARY ISSUE: 6. The site is underlain by carbonate geology in which the presence or potential may exist for formation and/or expansion of solution channels, sinkholes and other karst features. These features can present risk of collapse and groundwater contamination that often can be overcome and avoided with careful stormwater management design. The location, type, and design of stormwater facilities and best management practices (BMPs) should be based on a site evaluation conducted by a qualified licensed professional that ascertains the conditions relevant to formation of karst features, and the PA BMP Manual or other design guidance acceptable to the Municipal Engineer. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Downingtown Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Downingtown Borough and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Ronald T. Bailey, AICP Secretary Bishop Shanahan High School Archdiocese of Philadelphia c/o Sister Regina Plunkett Cowan Associates, Inc. Carolyn Whitelock, Planning Commission Secretary Chester County Conservation District

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

22 December 15, 2014 Daniel C. Fox, Manager Easttown Township 566 Beaumont Road P.O. Box 79 Devon, PA Re: Preliminary Land Development - Patient First # LD Easttown Township Dear Mr. Fox: A preliminary land development plan entitled "Patient First", prepared by Nave Newell Inc., and dated November 12, 2014, was received by this office on November 19, 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 Lancaster Avenue (Route 30), east of North Devon Boulevard Site Acreage acres UPI J-17 Landscapes2 Designation - Suburban Center Landscape Watersheds Designation - Darby Creek watershed PROPOSAL: The applicant proposes the construction of a 7,151 square foot medical office building, and 32 parking spaces. The existing building on the site will be removed. The project site, which is served by public water and public sewer, is located in the PBO Planned Business Office zoning district. RECOMMENDATION: The Commission recommends that all Easttown Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Suburban Center Landscape. ccplanning@chesco.org Web site:

23 Page: 2 Re: Preliminary Land Development - Patient First # LD Easttown Township WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Darby Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the Darby Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and increase public access to and recreational use of streams. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the Darby Creek watershed can be found in Part 10 of Watersheds. 3. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan. PRIMARY ISSUE: 4. We endorse the installation of sidewalks along Lancaster Avenue. Sidewalks are an essential design element in the Suburban Center Landscape. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of 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. We recommend that Easttown Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Wright Partners, LLC 352 Corp. Nave Newell, Inc. PF Devon, LLC Rich Avicolli, District Permits Manager, PennDOT Francis J. Hanney, P.E., PennDOT Ronald T. Bailey, AICP Secretary

24 Page: 3 Re: Preliminary Land Development - Patient First # LD Easttown Township ADMINISTRATIVE NOTES: ATTACHMENT 1. The plan indicates that the applicant obtained conditional use approval for this project on October 21, 2014, to permit parking within the front yard of a site within the PBO Planned Business Office. Prior to granting final plan approval, the Township should verify that any conditions of approval are incorporated into the final plan. 2. The plan indicates that six dimensional variances were granted for this plan submission on August 12, 2014 and September 23, Prior to granting final plan approval, the Township should verify that the plan conforms to the decision issued by the Township Zoning Hearing Board. 3. A 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. 4. The County Planning Commission signature block on Sheet 5 incorrectly identifies that the plan will be approved, rather than reviewed, by the Commission. This should be corrected by the applicant. 5. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

25 December 16, 2014 Candace Miller, Secretary West Nottingham Township PO Box 67 Nottingham, PA Re: Preliminary Land Development - Stoneyfield Estates # LD West Nottingham Township Dear Ms. Miller: A preliminary land development plan entitled "Stoneyfield Estates", prepared by Urban Research & Development Corp., and dated October 27, 2014, was received by this office on November 21, This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code (MPC). We offer the following comments on the proposed land development for your consideration: PROJECT SUMMARY: Location - on the south side of East Ridge Road, and the west side of Stoney Lane Site Acreage acres UPI , , Landscapes2 Designation -Agricultural and Rural Landscapes Watersheds Designation - Northeast Creek subbasin of the Northeast Creek watershed PROPOSAL: The applicant proposes the construction of an additional 85 residential units, and 3,800 linear feet of new road at the existing mobile home park. The site will be served by onsite water and onsite sewer. The project site is located in the I-Industrial zoning district. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all West Nottingham Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Agricultural Landscape and Rural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The Agricultural Landscape is dominated by commercial agriculture, agricultural security areas, large areas permanently protected by agricultural easements, and areas where the local municipality demonstrates a commitment to effective agricultural zoning. This landscape is characterized by ccplanning@chesco.org Web site:

26 Page: 2 Re: Preliminary Land Development - Stoneyfield Estates # LD West Nottingham Township large agricultural areas, and is not planned to accommodate projected growth. The Rural Landscape is characterized by open space, woodlands and undeveloped areas. It contains agriculture and scattered residential development on relatively large lots, or subdivisions with protected common open space. Development is primarily served by on-lot sewer and water systems. The proposed land development is not consistent with the guidelines of the Agricultural Landscape and the Rural Landscape. The Oxford Region Multimunicipal Comprehensive Plan designates the area of the proposed land development 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. WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the North East Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the North East Creek watershed include: Protection of ground water resources, Implementation of comprehensive stormwater management, and Protection of vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the North East Creek watershed can be found in Part 10 of Watersheds. PRIMARY ISSUES: 3. The Zoning Ordinance indicates that conditional use approval is required for this project. The submission does not indicate if the applicant has received conditional use approval for this proposal. If conditional use approval has been granted the Township should verify that any conditions of approval are incorporated into the final plan. The final plan should accurately note the date and any conditions set as part of the conditional use approval. The Pennsylvania Municipalities Planning Code (MPC) allows the Township to add reasonable conditions and safeguards, in addition to those expressed in the zoning ordinance, as it may deem necessary to implement the purposes of the MPC and the zoning ordinance It appears that the applicant is proposing to utilize the existing waste water treatment plant to accommodate the additional units. We understand from discussion with the Township Engineer that the Pennsylvania Department of Environmental Protection will monitor the flows from the initial phases of the project to determine whether upgrading the existing plant will be necessary. We recommend that the applicant, the Township and the Oxford Area Sewer Authority meet to discuss how the proposed units and the existing mobile home park units could be connected to public sewer or another approved disposal facility in the future. The Township Fire Marshal should verify the design and location of all proposed fire-protection facilities and accessibility for emergency service equipment.

27 Page: 3 Re: Preliminary Land Development - Stoneyfield Estates # LD West Nottingham Township The Township should verify that the plan is consistent with the sidewalk provisions of Section 614 of the Subdivision and Land Development Ordinance. We acknowledge that the plan shows a trail through the open space areas, but this trail does not serve the same purpose as a sidewalk network. The plan does not indicate any signage at the proposed access to Stoney Lane; the Township should verify that the submission meets all ordinance requirements related to the location, size and lighting of signs. The 2004 Road Functional Classification Technical Memorandum by the Chester County Planning Commission classifies Stoney Lane as a local road. The memorandum recommends a 33 to 50 foot-wide right-of-way for local roads to accommodate future road improvement. We suggest that this area be identified as a dedicated right-of-way, and be offered for dedication to the Township. The proposed right-of-way width is appropriate for a local road. 9. The site contains delineated wetlands. Although it does not appear that any development activity will encroach into the delineated wetland area, the applicant should be aware that placement of fill in wetlands is regulated by the Corps of Engineers in accordance with Section 404 of the Clean Water Act (1977) and the Department of Environmental Protection under Chapter 105 Rules and Regulations for the Bureau of Dams and Waterway Management The Township and the applicant should verify that the plan has sufficient parking for visitors. Insufficient visitor parking can lead to vehicles parking on the street which may compromise accessibility. The plan does not indicate that the applicant is planning to combine the three existing parcels at this time. We suggest that if it is the applicant's intent to consolidate these parcels it would be advantageous to incorporate a subdivision plan as part of the final plan submission. The plan indicates that extensive grading is proposed along the rear of units 1 through 12. The Township Engineer should verify that the design, slope stabilization and maintenance procedures are consistent with all ordinance requirements. The site data statement on sheet 4 of the plan indicates that Stoneyfield Estates is an Age Restricted Community; this is however the only reference to the proposed facility being Age Restricted. The applicant should clarify their intent. The site contains areas of hydric (wet) soils (WaA-Watchung) which have limitations to development. These limitations include drainage problems due to low permeability, low runoff rates and sub-surface saturation. While it does not appear that any development activity will occur in hydric soil areas, the applicant should be aware that when construction takes place on these soils, it interferes with the natural drainage of the land. 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 Nottingham Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that West Nottingham Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan.

28 Page: 4 Re: Preliminary Land Development - Stoneyfield Estates # LD West Nottingham Township Sincerely, RTB/GPB Attachment cc: Martins Community LP Urban Research & Development Corp. Diane Smith & Rob Mills Martins Community LP Tiffany L. Bell, Board of Supervisors Chair Neal Camens, Planning Commission Chair Nancy Cox, Planning Commission Secretary Chester County Health Department Chester County Conservation District Ronald T. Bailey, AICP Secretary

29 Page: 5 Re: Preliminary Land Development - Stoneyfield Estates # LD West Nottingham Township ATTACHMENT ADMINISTRATIVE NOTES: 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. 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 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.

30 December 19, 2014 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA Re: Preliminary Land Development - 20 Moores Road, Buildings 4 & 5 # LD East Whiteland Township Dear Ms. Woodman: A preliminary land development plan entitled "20 Moores Road, Buildings 4 & 5", prepared by Nave Newell, and dated November 25, 2014, was received by this office on December 2, 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 acres UPI Landscapes2 Designation - Suburban and Natural Landscapes Watersheds Designation - (East) Valley Creek watershed PROPOSAL: The applicant proposes the construction of two three-story office buildings totaling 198,000 square feet, and 622 additional parking spaces. The plan indicates that a portion of an existing trail along the southern portion of the site will be relocated as part of this project. The project site, which is served by public water and public sewer, is located in the PO Professional Office zoning district. RECOMMENDATION: The Commission recommends that all East Whiteland Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the ccplanning@chesco.org Web site:

31 Page: 2 Re: Preliminary Land Development - 20 Moores Road, Buildings 4 & 5 # LD East Whiteland Township proposed development activity is located within the (East) Valley Creek watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within the (East) Valley Creek watershed include: reduce stormwater runoff, restore water quality of impaired streams, and protect/enhance historic, cultural and recreational resources. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the (East) Valley Creek watershed can be found in Part 10 of Watersheds. 3. In February 2011, the Valley Creek Watershed Act 167 Stormwater Management Plan was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within the (East) Valley Creek watershed must comply with the stormwater management standards included in the approved (East) Valley Creek Act 167 Plan and the requirements of the municipality s Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the (East) Valley Creek Act 167 Plan. 4. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and ensure the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 5. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 6. The site is located in an area designated by the Pennsylvania Department of Environmental Protection (DEP) as a Special Protection Watershed. Special Protection Watersheds are important because Chester County s High Quality and Exceptional Value Watersheds may be especially sensitive to degradation and pollution that could result from development. The DEP or the municipality may impose stricter limitations on proposed wastewater and stormwater discharges in these watersheds, and special care should be exercised in the design, construction, operation and maintenance of stormwater control facilities in these areas to prevent degradation of the waters of the Commonwealth. BACKGROUND: 7. The County Planning Commission previously reviewed a final land development plan for this site that also addressed the construction of two office buildings totaling 198,000 square feet (CCPC#

32 Page: 3 Re: Preliminary Land Development - 20 Moores Road, Buildings 4 & 5 # LD East Whiteland Township , Aegon-Frazer Campus, dated February 4, 2002). According to our records, this prior land development plan has not approved by the Township. We note that, while Building 5 is generally situated on the same portion of the project site as shown on the previously reviewed plan, the location of Building 4 has been shifted from the northern portion of the site west of Building 1 to the southern portion of the site to the immediate east of Building The County Planning Commission recently reviewed a preliminary/final subdivision plan for this site, pertaining to the creation of six commercial lots (aka condominium units) from the acre project site (CCPC# SD , dated February 24, 2014). According to our records, this plan was approved by East Whiteland Township on February 14, The Condominium Plan (Sheet C3.5) indicates that proposed Building 5 will be located on Unit 3, and proposed Building 4 will be located on Unit 1B. 9. The County Planning Commission also recently reviewed a land development for this site pertaining to the construction of a 40,306 square foot building addition connecting Building 1 to Building 2, along with the reconfiguration of the existing parking and entrance areas (CCPC# LD , dated February 3, 2014). According to our records, this plan has not been approved by East Whiteland Township. PRIMARY ISSUE: 10. The site is underlain by carbonate geology in which the presence or potential may exist for formation and/or expansion of solution channels, sinkholes and other karst features. These features can present risk of collapse and groundwater contamination that often can be overcome and avoided with careful stormwater management design. The location, type, and design of stormwater facilities and best management practices (BMPs) should be based on a site evaluation conducted by a qualified licensed professional that ascertains the conditions relevant to formation of karst features, and the PA BMP Manual or other design guidance acceptable to the Municipal Engineer 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. We recommend that East Whiteland Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: 20 Moores Road Associates, L.P. Nave Newell William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Chester County Conservation District Ronald T. Bailey, AICP Secretary

33 Page: 4 Re: Preliminary Land Development - 20 Moores Road, Buildings 4 & 5 # LD East Whiteland Township ADMINISTRATIVE NOTES: ATTACHMENT 1. The site contains land within the 100 year flood plain. Although it does not appear that any development activity will encroach into the floodplain, the applicant should be aware that the County Planning Commission opposes, and the Federal Emergency Management Agency and Pennsylvania Department of Environmental Protection regulate filling or development in the floodplain. Development within a floodplain can increase the magnitude and frequency of normally minor floods, and present health and safety problems. 2. The applicant should contact the office of the Chester County Conservation District (CCCD) for information and clarification on erosion control measures. The provisions of the Commonwealth Erosion Control Regulations may apply to the project and may require an Earth Disturbance Permit or a National Pollutant Discharge Elimination System permit for discharge of stormwater from construction activities. 3. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

34 Bernard A. Rodgers, Manager East Coventry Township 855 Ellis Woods Road Pottstown, PA December 31, 2014 Re: Preliminary Land Development Plan - Whispering Woods # LD East Coventry Township Dear Mr. Rodgers: A preliminary land development plan entitled "Whispering Woods", prepared by Langan, dated November 26, 2014, was received by this office on December 2, 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 northwest corner of Old Schuylkill Road and Ellis Woods Road Site Acreage acres UPI , Landscapes2 Designation - Suburban Landscape Watersheds Designation - Schuylkill River subbasin of the Schuylkill River watershed PROPOSAL: The applicant proposes the construction of 80 residential units and 60 parking spaces on the acre site. The site will be served by public water and public sewer facilities and is located in the R-3 Residential-Open Space Option zoning district. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all East Coventry Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Suburban Landscape is to promote new development to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Additionally, Landscapes2 ccplanning@chesco.org Web site:

35 Page: 2 Re: Preliminary Land Development Plan - Whispering Woods # LD East Coventry Township supports infill development and redevelopment efforts in the Suburban Landscape based upon infrastructure capacity and environmental constraints. The proposed land development is consistent with the objectives of the Suburban Landscape. WATERSHEDS: The site is located in an area designated by the Pennsylvania Department of Environmental Protection (DEP) as a Special Protection Watershed. Special Protection Watersheds are important because Chester County s High Quality and Exceptional Value Watersheds may be especially sensitive to degradation and pollution that could result from development. The DEP or the municipality may impose stricter limitations on proposed wastewater and stormwater discharges in these watersheds, and special care should be exercised in the design, construction, operation and maintenance of stormwater control facilities in these areas to prevent degradation of the waters of the Commonwealth. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the Schuylkill River subbasin of the Schuylkill River watershed. The highest priority management objectives identified in Watersheds for consideration in land development and land use planning within this watershed include: Implement comprehensive stormwater management, Restore water quality of impaired streams, and Protect vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within Schuylkill River subbasin of the Schuylkill River watershed can be found in Part 10 of Watersheds. LINKING LANDSCAPES: 4. Linking Landscapes: A Plan for the Protected Open Space Network in Chester County, PA, was adopted in 2002 as the Open Space Element of the Chester County Comprehensive Plan. Linking Landscapes is available at: This site is near a "Wildlife Biodiversity Corridor" as shown on figure 19.7: Regional Recreation Corridors and Wildlife Biodiversity Corridors" in Linking Landscapes. The Township and the applicant should investigate whether the proposed trail in the site can also accommodate the Wildlife Biodiversity Corridor. Additionally, the East Coventry Township Park, Recreation and Open Space Plan (1992) shows a "Stream Valley Preservation" in the vicinity of the site, although it is north of Route 724. However, the Township and the applicant should investigate whether the design of the land development plan can fulfill any of the purposes of the "Stream Valley Preservation" area.

36 Page: 3 Re: Preliminary Land Development Plan - Whispering Woods # LD East Coventry Township BACKGROUND: 5. The Chester County Planning Commission has previously reviewed a sketch plan proposal for this site, regarding the creation of 80 townhouse lots and 2,5000 linear feet of public roadway (CCPC# S, dated April 19, 2005). A subsequent land development plan was also reviewed by this office, (CCPC# , dated November 29, 2007). PRIMARY ISSUES: 6. The Township s emergency service providers should be requested to review the plan to ensure that safe access and egress is provided for this site. 7. The Township should verify that the proposed open space plan meets all applicable municipal ordinance requirements. The applicant should clearly identify how access will be provided to all proposed open space areas, for both the use of residents and for maintenance purposes. In general, the applicant should strive to provide access to the open space from each individual dwelling or lot, without the need for users to travel significant distances or cross an excessive number of streets. The site is comprised of two non-contiguous parcels, which are separated by an approximately 300 foot wide, 9.28 acre parcel owned by the Philadelphia Electric Company. The applicant should clarify whether direct access could be provided to the portion of the tract to the south of the Philadelphia Electric Company parcel, or whether access will be over the proposed sidewalk along Old Schuylkill Road. If the Philadelphia Electric Company is willing to allow access across its parcel to the open space area to the south, we recommend that the cross-access area or trail be located within the parcel as far as possible from any of the electricity transmission towers. 8. The site contains land within the 100 year flood plain. Although it does not appear that any development activity will encroach into the floodplain, the applicant should be aware that the County Planning Commission opposes, and the Federal Emergency Management Agency and Pennsylvania Department of Environmental Protection regulate filling or development in the floodplain. Development within a floodplain can increase the magnitude and frequency of normally minor floods, and present health and safety problems. 9. The Township Engineer should verify that the design and capacity of the proposed stormwater facilities conforms to ordinance provisions. 10. The plan indicates that a Home Owners Association will be responsible for the proposed common facilities and areas. Ownership, maintenance, use provisions, restrictions, and liability responsibilities associated with any common held amenities should be written into the Home Owners' Association (HOA) document. The HOA document should include provisions which allow the Township to: Intervene and maintain common owned facilities; Determine the schedule for Association formation;

37 Page: 4 Re: Preliminary Land Development Plan - Whispering Woods # LD East Coventry Township Timing for construction of common facilities; and Determine the schedule for transfer of ownership from developer to the HOA of common facilities. An open space management plan should be provided by the applicant, which details use, ownership and maintenance provisions of the open space areas. The HOA document should be submitted as part of the application to the municipality to be reviewed by an attorney versed in home owners' association documents to evaluate the document for its completeness and compliance. 11. The plan proposes a total of 2.75 off-street and visitor parking spaces per unit. The applicant should clarify whether any of the visitor parking spaces will be designed to be compliant with the Americans With Disabilities Act. The applicant's use of sidewalks, common parking areas and clustered mailboxes can encourage pedestrians to walk along the roads, and which can enhance activity along the streets. However, many of the driveways leading to the dwellings and garages appear to be relatively-long (many are approximately 50 feet), and we suggest that some or all of these driveways could be shortened. The long driveways may not be necessary for additional off-street parking, because the plan provides a total of 2.75 off-street spaces per unit as noted above. Reducing driveway lengths will also reduce construction costs and stormwater volume, and can bring the dwellings closer to the road to enhance the streetscape. 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 Coventry Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that East Coventry Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/WSB Attachment cc: Ronald T. Bailey, AICP Secretary Select Properties, Inc. Langan Real Pro Enterprises, LP Ray Kolb, East Coventry Township Board of Supervisors Chairman Walter Woessner, Jr., East Coventry Township Planning Commission Chairman Bonnie Frisco, East Coventry Township Planning Commission Secretary Susanne Walley and Sara Frederick, et. al.

38 Page: 5 Re: Preliminary Land Development - Whispering Woods # LD East Coventry Township ATTACHMENT ADMINISTRATIVE NOTE: 1. A minimum of four copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

39 Sharon B. Nesbitt, Manager West Grove Borough 117 Rosehill Avenue P.O. Box 61 West Grove, PA December 19, 2014 Re: Final Land Development - Habitat for Humanity # LD West Grove Borough Dear Ms. Nesbitt: A final land development plan entitled "Habitat for Humanity", prepared by DL Howell, and dated November 26, 2014, was received by this office on December 3, 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 southeast corner of Willow Street and South Guernsey Road Site Acreage acres UPI , Landscapes2 Designation - Urban and Natural Landscapes Watersheds Designation - Middle Branch White Clay Creek subbasin of the White Clay Creek watershed PROPOSAL: The applicant proposes the construction of 40 townhouse units, 800 linear feet of public roadway, and 100 parking spaces. The existing buildings on the site will be removed. The project site, which is served by public water and public sewer, is located in the R-3F Residential zoning district. The site adjoins London Grove Township to the west. The applicant also proposes the consolidation of the two parcels that comprise the project site into a single 6.84 acre parcel. This final subdivision plan is addressed by the Commission in a separate review (CCPC# SD ). RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all West Grove Borough requirements be satisfied before action is taken on this land development plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Urban and Natural Landscape designations of Landscapes2, the 2009 County Comprehensive Plan. The proposed land development is consistent with the objectives of the Urban Landscape. ccplanning@chesco.org Web site:

40 Page: 2 Re: Final Land Development - Habitat for Humanity # LD West Grove Borough WATERSHEDS: 2. Watersheds, An Integrated Water Resources Plan for Chester County and Its Watersheds, was adopted in 2002 as the water resources component of Landscapes. Watersheds indicates that the proposed development activity is located within the 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: reduce stormwater runoff, restore water quality of impaired streams, and protect vegetated riparian corridors. It is recommended that these concerns and conditions be taken into consideration in final site design decisions. Specific strategies for implementation to effectively address these items can be found in Part 8 of Watersheds. A more detailed listing of water resources management needs and resources to be protected within the White Clay Creek watershed can be found in Part 10 of Watersheds. 3. In July 2013, the County-Wide Act 167 Stormwater Management Plan for Chester County, PA was approved by the Pennsylvania Department of Environmental Protection (DEP). All land disturbance and land development activities that occur within Chester County must comply with the stormwater management standards included in the approved Act 167 Plan and the requirements of the municipality s County-Wide Act 167 stormwater ordinance. Implementation of the Act 167 Plan and ordinances will help reduce the impacts of stormwater and pollutant runoff to Chester County s streams and groundwater. It is recommended that the municipal engineer thoroughly review the proposed plans to ensure compliance with the applicable standards of the County-Wide Act 167 Plan. 4. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 5. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and ensure that the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). BACKGROUND: 6. While the Act 247 County Referral Form identifies the current plan submission as a New Proposal, the County Planning Commission previously reviewed a similar subdivision and land development proposal for this site. CCPC# and , Chambers Property, both dated August 11, 2006, addressed the consolidation of the two parcels into a single 6.84 acre parcel,

41 Page: 3 Re: Final Land Development - Habitat for Humanity # LD West Grove Borough along with the construction of 34 townhouse units. According to our records, West Grove Borough granted final plan approval for the proposed lot consolidation and the construction of 40 townhouse units on October 20, We note the primary difference between the land development plan approved by the Borough on October 20, 2010 and the current plan submission is the configuration of the on-site parking spaces. PRIMARY ISSUES: 7. We endorse the installation of sidewalks and crosswalk areas. Sidewalks are an essential element for new construction in the Urban Landscape. 8. The plan does not indicate that any handicapped accessible parking spaces will be provided. The County Planning Commission s 1994 Circulation Handbook (Page 4-62) recommends that project sites with 76 to 100 parking spaces should provide four (4) designated handicapped parking spaces, in accordance with the Americans with Disabilities Act. We recommend that this plan be revised to include 4 handicapped accessible parking spaces, and that those parking spaces be equally distributed throughout the development. 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 Grove Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that West Grove Borough and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Ronald T. Bailey, AICP Secretary Habitat for Humanity of Chester County, Inc. D.L. Howell & Associates, Inc. Mark Johnson, Borough Council President, West Grove Borough Steven Brown, Manager, London Grove Township Michael Pickel, Board of Supervisors Chair, London Grove Township David Connors, Board of Supervisors Vice-Chair, London Grove Township Rick Schroder, Planning Commission Chair, London Grove Township Marilyn Venegas, Township Secretary, London Grove Township Chester County Conservation District

42 Page: 4 Re: Final Land Development - Habitat for Humanity # LD West Grove Borough ATTACHMENT ADMINISTRATIVE NOTES: 1. The site contains areas of hydric (wet) soils (GnB and GnB2 Glenville, and WoA and WoB2 Worsham) 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 Borough Engineer to insure that off-site drainage conditions are not negatively affected. 2. The site contains land within the 100 year flood plain. Although it does not appear that any development activity will encroach into the floodplain, the applicant should be aware that the Federal Emergency Management Agency and Pennsylvania Department of Environmental Protection regulate filling or development in the floodplain. Development within a floodplain can increase the magnitude and frequency of normally minor floods, and present health and safety problems. 3. 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. 4. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

43 Antoinette Antonini, Township Administrator Honey Brook Township PO Box 1281 Honey Brook, PA Re: Final Subdivision - Poplar Realty, LP # SD Honey Brook Township Dear Ms. Antonini: December 12, 2014 A final subdivision plan entitled "Poplar Realty, LP", prepared by Boucher & James, Inc., dated July 21, 2014 and last revised October 14, 2014, was received by this office on November 13, The subdivision is situated on the northwest intersection of Grieson Road and Chestnut Tree Road (State Route 4025) and involves the creation of 128 lots on a acre site (UPI # ). The lots will be served by public water and public sewer facilities and the site is located in the FR - Farm Residential zoning district. West Nantmeal Township is located to the east of the site. The Chester County Planning Commission reviewed the preliminary subdivision plan for this site, and our comments were submitted to the Township in a letter dated November 30, 2012 (refer to SD ). This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Honey Brook Township. We offer the following comments on the proposed subdivision for your consideration: LANDSCAPES: 1. The project site is located within the Rural Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. Rural Centers are commonly located at crossroad villages and contain historic structures and traditional rural support services. They are focal points for accommodating limited growth that is anticipated within the rural resource areas. These areas are intended to accommodate land uses that support the surrounding agricultural community. The proposed subdivision is consistent with the guidelines of the Rural Center Landscape. PRIMARY ISSUES: 2. In our previous review, we noted that the Township s 2006 Comprehensive Plan shows a trail segment leading to the site from Grieson Road, as shown in Figure 2: Rocklyn Station Strategic Development Plan. The County s Struble Trail is also located to the north of this site. We suggested that the applicant and the Township should consider the potential for a trail system in the open space areas on the site and for a connection to the Struble Trail, and that the applicant should contact the Chester County Department of Facilities Management, at (610) for further information regarding the Struble Trail. The current submission shows a linear feature on Sheet 57 - Overall Landscape Plan, which appears to represent a potential trail from Grieson Road, leading to the northern portion of the site. The applicant should clarify if this represents a proposed trail. ccplanning@chesco.org Web site:

44 Page: 2 Re: Final Subdivision - Poplar Realty, LP # SD Honey Brook Township We recommend that all trails should be constructed prior to the Township issuing any building occupancy permits for this development. We also recommend that the applicant utilize all-weather materials in the construction of this trail corridor, which will accommodate a wider variety of uses, and be handicapped-accessible. 3. In our previous review, we noted that the applicant requested a waiver from the Township s requirement for the preparation of a traffic impact study. We suggested that the Township s review of this plan submission, which proposes 128 dwellings, would benefit from the preparation of a traffic study and a review of the associated potential impacts posed by this project. The applicant's project narrative that was submitted with the previous review indicated that a traffic impact statement would be conducted as part of the PennDOT highway occupancy permit application, and we recommended that the Township require the applicant to prepare a traffic study at the earliest possible point during the review process so that the Township will be able to evaluate issues of access and safety and to allow potential changes in the design that may be required due to the results of the study. The Chester County Planning Commission has no record of the preparation of such a traffic study. ADMINISTRATIVE NOTES: 4. The items on the attached agency contact form should be addressed and reflected in the proposed subdivision. 5. 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 and the Health Department. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all Honey Brook Township requirements be satisfied before action is taken on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment

45 Page: 3 Re: Final Subdivision - Poplar Realty, LP # SD Honey Brook Township cc: Boucher & James, Inc. Lew Wertley, Honey Brook Township Board of Supervisors Chairman Mike France, Honey Brook Township Planning Commission Chairman Leslie Siebert, Honey Brook Township Planning Commission Secretary Gary Elston, West Nantmeal Township Board of Supervisors Chairman Susan Ward, West Nantmeal Township Board of Supervisors Secretary Robert Baskin, West Nantmeal Township Planning Commission Chairman Linda Dierksheide, West Nantmeal Township Planning Commission Secretary Poplar Realty Investments, LP Rich Avicolli, PennDOT Francis J. Hanney, PennDOT

46 Antoinette Antonini, Township Administrator Honey Brook Township P.O. Box 1281 Honey Brook, PA Re: Final Subdivision - Village Greene Phase 2 # SD Honey Brook Township Dear Ms. Antonini: December 12, 2014 A final subdivision plan entitled "Village Greene Phase 2", prepared by Weiser Engineering Consultants LLC, dated March 14, 2014 and last revised October 15, 2014, was received by this office on November 14, The subdivision is situated on the south side of Horseshoe Pike (State Route 322), east of Chestnut Tree Road and involves the creation of 26 lots on a acre site (UPI # ). The lots will be served by public water and public sewer facilities and are located in the MR - Mixed Residential zoning district. The Chester County Planning Commission previously reviewed the preliminary plan submission for this subdivision, and our comments were forwarded to the Township in a letter dated March 16, 2005 (refer to CCPC # 11753). Our records indicate that the preliminary subdivision plan was approved by the Township on November 9, We note that Sheet 1 of the plan states that the subdivision plan's circulation design is in accordance with the Rocklyn Station Strategic Development Plan. The Rocklyn Station Strategic Development Plan was last revised on December 10, The driveway access onto Horseshoe Pike, which is part of Phase 1 of this subdivision, will be used to provide access to Phase 2 also. A separate emergency access is also provided onto Horseshoe Pike. This plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Honey Brook Township. We have no further comments on the design of the subdivision. LANDSCAPES: 1. The site is located within the Rural Center Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. Rural Centers are commonly located at crossroad villages and contain historic structures and traditional rural support services. They are focal points for accommodating limited growth that is anticipated within the rural resource areas. These areas are intended to accommodate land uses that support the surrounding agricultural community. The proposed subdivision is consistent with the guidelines of the Rural Center Landscape. ADMINISTRATIVE NOTE: 2. 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 ccplanning@chesco.org Web site:

47 Page: 2 Re: Final Subdivision - Village Greene Phase 2 # SD Honey Brook Township Recorder of Deeds and the Assessment Office. RECOMMENDATION: The Commission recommends that all Honey Brook Township requirements be satisfied before action is taken on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: PWH Development LLC Weiser Engineering Consultants LLC Penn Wynne HB LP Lew Wertley, Honey Brook Township Board of Supervisors Chairman Mike France, Honey Brook Township Planning Commission Chairman Leslie Siebert, Honey Brook Township Planning Commission Secretary Rich Avicolli, PennDOT Francis J. Hanney, PennDOT

48 James Wendelgass, Manager West Vincent Township 729 Saint Matthews Rd. Chester Springs, PA December 10, 2014 Re: Final Subdivision - The Bruner Residential Development # SD West Vincent Township Dear Mr. Wendelgass: A final subdivision plan entitled "The Bruner Residential Development", prepared by Edward B Walsh and Associates Inc, and dated November 5, 2014, was received by this office on November 24, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location The property is situated on the east side of Lexington Boulevard, north and south of Birch Run Road Site Acreage acres UPI , , , , Landscapes2 Designation Rural Center Landscape Watersheds Designation - Birch Run subbasin of the French Creek watershed. PROPOSAL: The applicant proposes the creation of 2 lots. The lots will be served by public water and community server service. The project site is located in the VCR-Village Center Residential & R-2 zoning districts. RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed and all West Vincent Township requirements be satisfied before action is taken on this plan. BACKGROUND: 1. The Chester County Planning Commission has previously reviewed final subdivision and land development plans for this site. Those reviews, SD and LD , both dated July 25, 2013 addressed the creation of four lots on the north and south sides of Birch Run Road and the construction of 113 townhouses, 72 single family units and 5,988 linear feet of new road sited on the parcel on the north side of Birch Run Road. Our records indicate that the plans were approved by the Township on December 12, ccplanning@chesco.org Web site:

49 Page: 2 Re: Final Subdivision - The Bruner Residential Development # SD West Vincent Township PRIMARY ISSUES: 2. Under the heading Subdivision Plan Notes the first note indicates that the purpose of this submission is to subdivide phases 1 and 2. The plan indicates that the phase line follows the north side of Newberry Boulevard around the traffic circle's northeast quadrant and extends south on the east side of Andorra Boulevard till it meets Birch Run Road and then east along the north side of Birch Run Road to the property boundary. At the extreme northeast corner of Phase 2 there is labeling for a boundary between the phases, but no boundary line is shown. We assume that this is information that remains from a previous iteration of the plan. Also in at least two locations on the plan the notes refer to Sheet 2 of the plan, however the title block indicates that this submission consists of one sheet. The Township and the applicant should ensure that the plan only contains information pertinent to the current submission, particularly because the plan is to be recorded. The Township should also ensure that the subdivision is consistent with the terms of the Settlement Agreement. 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 Vincent Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that West Vincent Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB Attachment: cc: Courtyards at Weatherstone LP Tammy Swavely, West Vincent Township, Planning Commission Secretary Edward B. Walsh and Associates Inc.

50 Page: 3 Re: Final Subdivision - The Bruner Residential Development # SD West Vincent Township ATTACHMENT ADMINISTRATIVE NOTES: 1. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

51 December 15, 2014 Sara Laganelli, Secretary Lower Oxford Township 220 Township Rd. Oxford, PA Re: Final Subdivision - Samuel L. Jr. & Rebecca F. Stoltzfus # SD Lower Oxford Township Dear Ms. Laganelli: A final subdivision plan entitled "Samuel L. Jr. & Rebecca F. Stoltzfus", prepared by Concord Land Planners and Surveyors, Inc., and dated November 4, 2014, was received by this office on November 26, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - the west side of Cheek Road, south of Catamount Road Site Acreage acres UPI , , Landscapes2 Designation - Agricultural Landscape Watersheds Designation - Muddy Run subbasin of the Octoraro Creek watershed PROPOSAL: The applicant proposes the consolidation of 2 lots. No new sewage disposal or water supply is proposed. The project site is located in the R-1 Residential zoning district. RECOMMENDATION: The Commission recommends that Lower Oxford approve the proposed plan after all Township requirements have been satisfied. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Agricultural Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Agricultural Landscape is to preserve the agricultural industry and cultural heritage of Chester County by supporting a productive agricultural network and preserving prime soil resources. The proposed subdivision is consistent with the objectives the Agricultural Landscape. ccplanning@chesco.org Web site:

52 Page: 2 Re: Final Subdivision - Samuel L. Jr. & Rebecca F. Stoltzfus # SD Lower Oxford Township BACKGROUND: 2. The Chester County Planning Commission has previously reviewed a final subdivision for this site. That review, SD dated May 8, 2012, addressed the creation of 4 lots, on a acre site. Our records indicate that the plan was approved by the Township on June 13, PRIMARY ISSUES: 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 site contains delineated wetlands. Although it does not appear that any development activity will encroach into the delineated wetland area, the applicant should be aware that placement of fill in wetlands is regulated by the Corps of Engineers in accordance with Section 404 of the Clean Water Act (1977) and the Department of Environmental Protection under Chapter 105 Rules and Regulations for the Bureau of Dams and Waterway Management. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Lower Oxford Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Lower Oxford Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB Attachment cc: Samuel Stoltzfus Concord Land Planners and Surveyors, Inc. Debbie Kinney, Lower Oxford Township Zoning Officer

53 Page: 3 Re: Final Subdivision - Samuel L. Jr. & Rebecca F. Stoltzfus # SD Lower Oxford Township ATTACHMENT ADMINISTRATIVE NOTES: According to County Tax Assessment records, the land of the proposed subdivision appears to be subject to an Act 319 (Clean and Green) covenant. We advise the applicant to contact the Chester County Tax Assessment Office (telephone # ) regarding this subdivision. 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.

54 December 19, 2014 Sharon B. Nesbitt, Manager West Grove Borough 117 Rosehill Avenue P.O. Box 61 West Grove, PA Re: Final Subdivision - Habitat for Humanity # SD West Grove Borough Dear Ms. Nesbitt: A final subdivision plan entitled "Habitat for Humanity", prepared by D.L. Howell & Associates, Inc., and dated November 26, 2014, was received by this office on December 3, 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 southeast corner of Willow Street and South Guernsey Road Site Acreage acres UPI , Landscapes2 Designation - Urban and Natural Landscapes Watersheds Designation - Middle Branch White Clay Creek subbasin of the White Clay Creek watershed PROPOSAL: The applicant proposes the consolidation of the two parcels that comprise the project site into a single 6.84 acre parcel. The project site, which is served by public water and public sewer, is located in the R-3F Residential zoning district. The site adjoins London Grove Township to the west. The applicant also proposes the construction of 40 townhouse units, 800 linear feet of public roadway and 100 parking spaces on the 6.84 acre project site. This final land development plan is addressed by the Commission in a separate review (CCPC# LD ). RECOMMENDATION: The Commission recommends that all West Grove Borough requirements be satisfied and the administrative issues raised in this review be addressed before action is taken on this subdivision plan. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of West Grove Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to ccplanning@chesco.org Web site:

55 Page: 2 Re: Final Subdivision - Habitat for Humanity # SD West Grove Borough you to discuss this and other matters in more detail. We recommend that West Grove Borough and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Ronald T. Bailey, AICP Secretary Habitat for Humanity of Chester County, Inc. D.L. Howell & Associates, Inc. Mark Johnson, Borough Council President, West Grove Borough Steven Brown, Manager, London Grove Township Michael Pickel, Board of Supervisors Chair, London Grove Township David Connors, Board of Supervisors Vice-Chair, London Grove Township Rick Schroder, Planning Commission Chair, London Grove Township Marilyn Venegas, Township Secretary, London Grove Township Chester County Conservation District

56 Page: 3 Re: Final Subdivision - Habitat for Humanity # SD West Grove Borough ATTACHMENT ADMINISTRATIVE NOTES: 1. The site plan depicts the location of three stormwater management easements on the project site, along with a 30 foot wide easement for a future water main. The details of these easements should be incorporated into the deed of the proposed lot. 2. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

57 Sandra L. Kelley, Manager Malvern Borough 1 East First Avenue, Suite 3 Malvern, PA December 31, 2014 Re: Final Subdivision Old Lincoln Highway # SD Malvern Borough Dear Ms. Kelley: A final subdivision plan entitled "347 Old Lincoln Highway", prepared by Yerkes Associates Inc., dated June 6, 2014 and last revised November 14, 2014, was received by this office on December 4, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. PROJECT SUMMARY: Location - North side of Old Lincoln Highway, between Raffaela Drive and Miner Street Site Acreage acres UPI Landscapes2 Designation - Urban Landscape Watersheds Designation - Little Valley Creek subbasin of the Valley Creek watershed PROPOSAL: The applicant proposes the creation of three lots. The lots will be served by public water and public sewer facilities and are located in the R3B - Single-Family Detached zoning district. The Chester County Planning Commission has previously reviewed a preliminary subdivision plan for this site. That review, SD , was submitted to the Borough in a letter dated August 1, We have no further comments on the design of the proposed subdivision. RECOMMENDATION: The Commission recommends that all Malvern Borough requirements be satisfied before action is taken on this plan. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Malvern Borough. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Malvern Borough and the applicant verify that

58 Page: 2 Re: Final Subdivision Old Lincoln Highway # SD Malvern Borough the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: William Wilfong, IV, Malvern Borough Code/Zoning Officer Yerkes Associates Inc. L. Patrick Spellman, Yerkes Associates, Inc. A Joseph Rubino Rubino Holdings David G. Bramwell, Malvern Borough Council President David B. Knies, Malvern Borough Planning Commission Chairman Carroll Sinquett, Malvern Borough Planning Commission Secretary

59 Page: 3 Re: Final Subdivision Old Lincoln Highway # SD Malvern Borough ATTACHMENT ADMINISTRATIVE NOTES: 1. A minimum of four copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

60 P.J. Scheese, Secretary East Nottingham Township Planning Commission 158 Election Road Oxford, PA December 31, 2014 Re: Final Subdivision Plan - Jeffrey C. & Janice M. Gavin # SD East Nottingham Township Dear Ms. Scheese: A final subdivision plan entitled "Jeffrey C. & Janice M. Gavin", prepared by Concord Land Planners and Surveyors, Inc. and dated December 19, 2014, was received by this office on December 5, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. PROJECT SUMMARY: Location - East side of Oaks Road, south of Twin House Road Site Acreage acres UPI C Landscapes2 Designation - Suburban Landscape Watersheds Designation - Tweed Creek subbasin of the Octoraro Creek watershed PROPOSAL: The applicant proposes the creation of three lots from this site; one dwelling currently occupies the site. The lots will be served by on-site water and on-site sewer facilities and the site is located in the R-3 zoning district. We have no comments on the design of the proposed subdivision. RECOMMENDATION: The Commission recommends that all East Nottingham Township requirements be satisfied before action is taken on this plan. COUNTY POLICY: LANDSCAPES: The site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the objectives of the Suburban Landscape. ccplanning@chesco.org Web site:

61 Page: 2 Re: Final Subdivision - Jeffrey C. & Janice M. Gavin # SD East Nottingham Township This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of East Nottingham Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that East Nottingham Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB Attachment cc: Jeffrey C & Janice M Gavin Scott Blum, East Nottingham Township Board of Supervisors Chairman Pat Brady, East Nottingham Township Secretary John Wallace, East Nottingham Township Planning Commission Chairman Jeffrey C. & Janice M. Gavin Concord Land Planners and Surveyors, Inc. Chester County Health Department

62 Page: 3 Re: Final Subdivision - Jeffrey C. & Janice M. Gavin # SD East Nottingham Township ADMINISTRATIVE NOTES: 1. The item on the attached agency contact form should be addressed and reflected in the proposed subdivision. 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. 3. 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.

63 December 16, 2014 Linda Csete, Secretary Charlestown Township PO Box 507 Devault, PA Re: Final Subdivision - Volpi Tract # SD Charlestown Township Dear Ms. Csete: A final subdivision plan entitled "Volpi Tract", prepared by Advanced GeoServices, and dated November 11, 2014, was received by this office on December 5, The plan is reviewed by the Chester County Planning Commission in accord with the provisions of Section 502 of the Pennsylvania Municipalities Planning Code. We offer the following comments on the proposed subdivision for your consideration: PROJECT SUMMARY: Location - on the south side of the Pennsylvania Turnpike and the east side of Yellow Springs Road Site Acreage acres UPI E Landscapes2 Designation - Suburban Landscape Watersheds Designation - Valley Creek subbasin of the Valley Creek watershed PROPOSAL: The applicant proposes the creation of 2 lots. No new sewage disposal or water supply is proposed. The project site is located in the I/O Industrial/Office zoning district. RECOMMENDATION: The Commission recommends that the issue raised in this letter be addressed and all Charlestown 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. ccplanning@chesco.org Web site:

64 Page: 2 Re: Final Subdivision - Volpi Tract # SD Charlestown Township PRIMARY ISSUES: 2. We acknowledge the offer of additional right-of-way on the north side of Phoenixville Pike. 3. The applicant is requesting thirteen 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. This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Charlestown Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Charlestown Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/GPB Attachment cc: Advanced GeoServices Frank A. Piliero, Board of Supervisors Chairman Wendy Leland, Planning Commission Chair Daniel T. Wright, P.E., Township Engineer Ronald T. Bailey, AICP Secretary

65 Page: 3 Re: Final Subdivision - Volpi Tract # SD Charlestown Township ATTACHMENT ADMINISTRATIVE NOTES: 1. 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.

66 December 18, 2014 Chris Patriarca, Zoning Officer Westtown Township P.O. Box 79 Westtown, PA Re: Final Subdivision - Lance & Alexandria Springer # SD Westtown Township Dear Mr. Patriarca: A final subdivision plan entitled "Lance & Alexandria Springer", prepared by DL Howell, and dated November 25, 2014, was received by this office on December 5, 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 east side of South Walnut Street between Oakbourne Road and Broadway Avenue Site Acreage acres UPI G-1 Landscapes2 Designation - Suburban Landscape Watersheds Designation - Goose Creek subbasin of the Chester Creek watershed PROPOSAL: The applicant proposes the creation of two residential lots. There is an existing residence on Lot 1, which will remain. The project site, which is served by public water and public sewer, is located in the R-2 Residential zoning district. RECOMMENDATION: The Commission recommends that all Westtown Township requirements be satisfied and the issues raised in this letter be addressed before action is taken on this plan. COUNTY POLICY: LANDSCAPES: 1. The project site is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The proposed subdivision is consistent with the objectives of the Suburban Landscape. ccplanning@chesco.org Web site:

67 Page: 2 Re: Final Subdivision - Lance & Alexandria Springer # SD Westtown Township WATERSHEDS: 2. The proposed activity is located within an area that drains to a surface water body that has been listed by the PA Department of Environmental Protection (DEP) as impaired and not achieving the applicable state water quality standards. It is recommended that the municipal engineer and the applicant review the DEP information regarding the sources and causes of the impairment for the receiving water body and ensure that the proposed activity will not increase the relevant pollutant loading to the water body. Information regarding listed impairments for Chester County water bodies can be found at (click on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). 3. The proposed activity is located within a watershed for which Total Maximum Daily Load (TMDL) pollutant load reduction requirements have been established by the PA Department of Environmental Protection (DEP). It is recommended that the municipal engineer and the applicant review the applicable TMDL report and ensure that the proposed activity will not increase the relevant pollutant loading to the water body, and ensure the proposed activity achieves pollutant load reductions to the extent practical or as required by municipal or state regulations. Information regarding TMDLs for Chester County water bodies can be found at on the TMDLs/Water Quality Improvement link in the left navigation panel for further information). This report does not review the plan for compliance to all aspects of your ordinance, as this is more appropriately done by agents of Westtown Township. However, we appreciate the opportunity to review and comment on this plan. The staff of the Chester County Planning Commission is available to you to discuss this and other matters in more detail. We recommend that Westtown Township and the applicant verify that the administrative issues in the attachment are completed prior to final action on this plan. Sincerely, RTB/PF Attachment cc: Lance & Alexandria Springer D.L. Howell & Associates, Inc. Ronald T. Bailey, AICP Secretary

68 Page: 3 Re: Final Subdivision - Lance & Alexandria Springer # SD Westtown Township ATTACHMENT ADMINISTRATIVE NOTES: 1. The site plan identifies that, on October 15, 2014, the Township Zoning Hearing Board granted a variance from the minimum lot area requirements of the R-2 zoning district for Lot 2 of this subdivision plan submission. Prior to granting final plan approval, the Township should verify that this plan submission is in conformance with the Zoning Hearing Board s decision. 2. A minimum of four (4) copies of the plan should be presented at the Chester County Planning Commission for endorsement to permit recording of the final plan in accord with the procedures of Act 247, the Pennsylvania Municipalities Planning Code, and to meet the requirements of the Recorder of Deeds and the Assessment Office.

69 Proposed Plan and Ordinance Reviews

70 ORDINANCE PROPOSALS 12/1/14 to 12/31/14 The staff reviewed proposals for: - 1 Comprehensive Plan Update - 5 Subdivision and Land Development Ordinance Amendments - 15 Zoning Ordinance Amendments - 1 Miscellaneous Ordinance Amendment FILE NO. MUNICIPALITY TOPIC CP Warwick Township Proposed - Comprehensive Plan This is a comprehensive plan supplement - Protection Plan for the hopewell Big Woods, dated November 3, SA Easttown Township Proposed - SLDO Amendment The proposed amendments to the Township SLDO generally address various inconsistencies, ambiguities, and needed enhancements to help modernize the Code. The Township also proposes incorporating digital submission requirements into the plan submissions requirements set forth in Article V. SA Willistown Township Proposed - SLDO Amendment The proposed amendments to the Township Subdivision and Land Development Ordinance include the addition of a new Section , Buffer Standards and Setbacks from Transmission Pipelines. A purpose statement, setback requirements, consultation zone, mitigation measures, buffer/screening and signage requirements are provided. SA East Pikeland Township Proposed - SLDO Amendment The proposed Subdivision and Land Development Ordinances amendment adds definitions and design standards for complete streets. SA East Bradford Township Proposed - SLDO Amendment The proposed amendments to the Township Subdivision and Land Development Ordinance include the addition of a new Section , Buffer Standards and Setbacks from Transmission Pipelines. A purpose statement, setback requirements, consultation zone, mitigation measures, buffer/screening and signage requirements are provided. LANDSCAPES 2 CONSISTENCY Consistent Consistent Consistent Consistent Consistent December 23, 2014 Page 1 of 4

71 FILE NO. MUNICIPALITY TOPIC SA West Chester Borough Proposed - SLDO Amendment The Borough proposes to amend Section of its Subdivision and Land Development Ordinance (SLDO), Recreational land and facilities or payment of fees in lieu thereof. The proposed amendments include the addition of requirements for non-residential development to the recreational lands and facilities requirements in Section D. ZA Easttown Township Proposed - Zoning Ordinance Amendment The Township proposes various amendments to its Zoning Ordinance, which, as identified on the November 5, 2014 cover letter, generally address various inconsistencies, ambiguities, and needed enhancements to help modernize the Code. ZA Westtown Township Proposed - Zoning Ordinance Amendment This amendment revises the SUO Special Use Overlay District to permit an ACD apartment complex development by conditional use. A new section containing regulations governing design standards for an ACD is also included. A definition of ACD, and parking and signage regulations are provided. ZA East Whiteland Township Proposed - Zoning Ordinance Amendment The Township has received a zoning amendment petition pertaining to revisions to the Township's Cluster Development Overlay standards, particularly the bonus density provisions for preserving a Township historic resource. While the current ordinance language states that the maximum permitted tract density for a cluster residential development may be increased by 10 percent; the amendment petition proposes to increase the bonus density to 25 percent, along with allowing the historic resource not to be included in the calculation of the maximum tract density if the historic resource is reused as a residential dwelling unit. ZA West Goshen Township Proposed - Zoning Ordinance Amendment The Township proposes to amend the wireless communications facilities standards in its zoning ordinance. The existing standards in Section will be replaced by the standards provided in Section IV of the draft Township Ordinance, which now provide general requirements for both tower-based and non-tower wireless communications facilities, along with providing specific requirements pertaining to these facilities being located either within or outside of rights-of-way. ZA Uwchlan Township Proposed - Zoning Ordinance Amendment This amendment relates to public utilities. LANDSCAPES 2 CONSISTENCY Consistent Not Relevant Consistent Consistent Consistent Consistent December 23, 2014 Page 2 of 4

72 FILE NO. MUNICIPALITY TOPIC ZA East Brandywine Township Proposed - Zoning Ordinance Amendment The Township proposes to adopt updated standards pertaining to wireless communications facilities. The proposed standards provide general requirements for both tower-based and non-tower wireless communications facilities, along with providing specific requirements pertaining to these facilities when located within or outside of rights-of-way. ZA Honey Brook Borough Proposed - Zoning Ordinance Amendment The Borough proposes to amend the procedural requirements for conditional use applications in Section of the Borough Zoning Ordinance. The proposed ordinance language address ownership identification requirements, phasing plan requirements, notification requirements for adjoining property owners, and various technical corrections. ZA Willistown Township Proposed - Zoning Ordinance Amendment The proposed amendments to the Township Zoning Ordinance include the addition of Section , Surface Land Uses Affiliated with Transmission Pipelines. A purpose statement, use provisions, and design standards which address setback, landscaping, noise, odor, signage, parking, and lighting standards are provided. ZA East Pikeland Township Proposed - Zoning Ordinance Amendment Revising provisions related to the C-Commercial and MU-Mixed Use Development zoning districts. ZA East Bradford Township Proposed - Zoning Ordinance Amendment The proposed amendments to the Township Zoning Ordinance include the addition of Section , Surface Land Uses Affiliated with Transmission Pipelines. A purpose statement, use provisions, and design standards which address setback, landscaping, noise, odor, signage, parking, and lighting standards are provided. ZA City of Coatesville Proposed - Zoning Ordinance Amendment The City proposes to amend its zoning ordinance standards pertaining to group homes, in order to be in compliance with the Federal Fair Housing Act. The Commission reviewed an earlier version of this amendment on April 4, 2014 (CCPC# ZA ). LANDSCAPES 2 CONSISTENCY Consistent Not Relevant Consistent Consistent Consistent Consistent December 23, 2014 Page 3 of 4

73 FILE NO. MUNICIPALITY TOPIC ZA East Whiteland Township Proposed - Zoning Ordinance Amendment The Township has received a zoning ordinance and zoning map amendment petition pertaining to the creation of a Multimodal Transportation Overlay District. The proposed Overlay District is comprised of nine parcels (totaling approximately 46.3 acres) generally situated on the north and south side of Great Valley Parkway east of Morehall Road (Route 29), in the Township s O/BP Office/Business Park zoning district. The proposed Overlay District language provides for bonus building height and maximum tract density (floor-area ratio) provisions if the applicant proposes improvements in connection with a land development application either on the property that is subject of the land development application or on property controlled by the applicant, which the Board of Supervisors in its reasonable discretion determines are in furtherance of the recommendations and/or goals of the Great Valley/Route 29 Multimodal Study of the Transportation Management Association of Chester County dated March 2014 [proposed Section ]. ZA Kennett Township Proposed - Zoning Ordinance Amendment Revisions to the BP-Business Park zoning district provisions to permit Apartment Buildings by conditional use. ZA East Marlborough Township Proposed - Zoning Ordinance Amendment Revisions to Option B Cluster Provisions, last reviewed as ZA , dated November 6, 2014 ZA Kennett Township Proposed - Zoning Ordinance Amendment Revisions to the RC-2 Retirement Community provisions. Previous review was ZA MA Easttown Township Proposed - Misc Amendment The Township has proposed the addition of Chapter 477-Wireless Communication Facilities to the Township Code of Ordinance, along with minor technical corrections to the Natural Resource Protection Standards in Chapter 274 of the Township Code. LANDSCAPES 2 CONSISTENCY Not Relevant Inconsistent Consistent Consistent Consistent TOTAL NUMBER OF ORDINANCE PROPOSALS WITH RELEVANCE TO LANDSCAPES2: 19 TOTAL NUMBER OF ORDINANCE PROPOSALS CONSISTENT WITH LANDSCAPES2: 18 December 23, 2014 Page 4 of 4

74 Ordinance Reviews Letters

75 COMBINED ACT 247/VPP REVIEW LETTER December 24, 2014 Joan Grimley Warwick Township 2500 Ridge Road West Chester, PA Re: Comprehensive Plan Supplement Protection Strategies for the Hopewell Big Woods - Warwick Township Act 247 and Vision Partnership Planning Grant - Combined Review VPP Contract #15437 Act 247 Review # CP Warwick Township Dear Ms. Grimley: This letter serves as both the official Act 247 review pursuant to the provisions of Section of the Pennsylvania Municipalities Planning Code, and the Vision Partnership Review required by Section 7.3 of the Vision Partnership Program Grant Manual (2013). The referral for review of the Warwick Township Comprehensive Plan Supplement - Protection Strategies for the Hopewell Big Woods was received by our office on November 10, This review evaluates the Warwick Township Comprehensive Plan Supplement s consistency with Landscapes2 and with the Vision Partnership Program (VPP) Grant Contract and Scope of Work, as well as providing additional comments for consideration by the municipality prior to adoption. Jake Michael served as the VPP Grant Monitor for this project. Consistency with Landscapes2 and the VPP Grant Contract are required prior to VPP grant reimbursement. DESCRIPTION OF THE PLAN: The Township has proposed to supplement its Comprehensive Plan by expanding and revising the elements of the Warwick Township Comprehensive Plan that address the Hopewell Big Woods, including forests, critical habitats, historic resources, trails and other related features. CONSISTENCY WITH LANDSCAPES2 The Comprehensive Plan Supplement is consistent with Landcsapes2, Watersheds, and Linking Landscapes because it promotes the preservation and restoration of woodland habitats, which include both natural and water resources. Landsapes2, the Chester County Comprehensive Policy Plan, was adopted in According to the Landscapes2 map and plan, the following Landscape types are most relevant to the Comprehensive Plan Supplement: ccplanning@chesco.org Web site:

76 Page: 2 Open Space, Recreation and Environmental Resources Plan Update Westtown Township VPP Contract #15437 Act 247 Review # CP Warwick Township 1. Rural Landscape: Objective LU 4 for this Landscape states: Preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate development in rural centers. 2. 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. 3. Natural Landscape is a network of natural resources that overlays one or more of the above landscapes. While location in the Natural Landscape does not preclude development or agricultural operations, it indicates major areas of natural resources that should be protected and subject to limited disturbance. The project is consistent with the following specific Landscapes2 objectives or policies, which are of particular relevance to the Comprehensive Plan Supplement: 1. NR 2.3: Protect, restore, expand, and manage tree resources, including forests, riparian buffers, streetscapes, public lands, vegetated steep slopes, greenways, wooded public lands, and open space plantings within developments. 2. NR 2.4: Manage animal species, including terrestrial and aquatic wildlife and insects, to minimize their negative impacts to agriculture, the environment, and public health and safety. 3. NR 2.5: 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 Comprehensive Plan Supplement is consistent with the following specific objective of Watersheds: The Integrated Water Resources Plan for Chester County (2002), which is of particular relevance: Objective 3-6: Create and enhance a network of protected forested riparian buffers along ponds, lakes wetlands, and baseflow-fed perennial and intermittent streams to protect water bodies from erosion and pollutants, to provide infiltration, to stabilize stream channel process, and to provide shading, food and habitat for aquatic species. The Comprehensive Plan Supplement is consistent with the following specific policy of Linking Landscapes: A Plan for the Protected Open Space Network for Chester County (2002), which is of particular relevance: Action Item 4.11: The County will request a meeting with the DCNR and Berks County to discuss the feasibility of developing a management plan for preserving the estimated 25,000 acres of forestland in and around French Creek State Park in Chester and Berks Counties, which is the largest contiguous woodland in southeastern PA. This management plan will likely require gathering scientific data on the forest and coordinating with municipalities to modify zoning and comprehensive plans. CONSISTENCY WITH VPP GRANT CONTRACT AND SCOPE OF WORK The Comprehensive Plan Supplement appears to be in conformance with the Municipalities Planning Code, as noted below:

77 Page: 3 Open Space, Recreation and Environmental Resources Plan Update Westtown Township VPP Contract #15437 Act 247 Review # CP Warwick Township The Pennsylvania Municipalities Code, Section 306.(a), requires both a county and a municipality to give the plan of the other consideration in order that the objectives of each plan can be protected to the greatest extent possible. As noted above, Landscapes2 is the Chester County Comprehensive Policy Plan, which was adopted in The Comprehensive Plan Supplement is located within the Agricultural Landscape, Rural Landscape and Natural Landscape designations of Landscapes2. The objective of the Agricultural Landscape is to preserve the agricultural industry and cultural heritage of Chester County by supporting a productive agricultural network and preserving prime soil resources. The 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. As an overlay of the basic landscapes, the objective of the Natural Landscape is to encourage the preservation and restoration of sensitive natural resources. The proposed Comprehensive Plan Supplement is consistent with the objectives of the Agricultural Landscape, the Rural Landscape and the Natural Landscape. The Comprehensive Plan Supplement is particularly sensitive to the Landscapes Goal for Natural Resources, which is to: Protect, restore, and maintain the network of natural resources as a county-wide ecosystem that is integrated into the built environment while accommodating planned growth. Understanding the complexity and interrelatedness of natural resource systems is paramount to successful resource management. Linking Landscapes: A Plan for the Protected Open Space Network in Chester County, PA, was adopted in 2002 as the Open Space Element of the Chester County Comprehensive Plan. The Warwick Township Comprehensive Plan Supplement is consistent with the policies of Linking Landscapes, particularly its emphasis on planning for a protected open space network. The Comprehensive Plan Supplement also reflects the Linking Landscapes emphasis on creating achievable actions to ensure the protection of open space and the preservation of sensitive environmental features. CHESTER COUNTY PLANNING COMMISSION COMMENTS In late summer and early fall of 2014, the Comprehensive Plan Supplement text was reviewed by CCPC staff. The revisions that were requested at that time have been suitable addressed in this most recent draft. The plan is also consistent with the VPP Grant Contract and has addressed the following tasks listed in Scope of Work (Appendix B, dated December 11, 2013): 1. Task 1 - Inventory and Analyze Existing Conditions: This task was devoted to the understanding and mapping of Hopewell Big Woods resources to be protected such as; surface water resources, wetlands, forest community types, critical habitats, historic resources, and other pertinent aspects. These issues were sufficiently addressed in Part 1 of the final plan document. 2. Task 2 - Draft Policies and Strategies for Protection of the Hopewell Big Woods: This task involved creation of policy and strategies to advance protection of Hopewell Big Woods and its wealth of environmental and historic resources. These issues were sufficiently addressed in Parts 2 and 3 of the final plan document. 3. Task 3 - Guide Comprehensive Plan Adoption Process: Following the requirements of the MPC, the Comprehensive Plan Supplement was presented at a public meeting conducted by the Township Planning Commission. Upon recommendation by the Planning Commission, the Comprehensive Plan Supplement was forwarded to Chester County Planning Commission, all

78 Page: 4 Open Space, Recreation and Environmental Resources Plan Update Westtown Township VPP Contract #15437 Act 247 Review # CP Warwick Township adjoining municipalities, and the school district for a 45 day period for review and comment. This process was completed. RECOMMENDATIONS To assist in the Comprehensive Plan Supplement s implementation, we recommend that all members of the Board of Supervisors, the Township Planning Commission, and Zoning Hearing Board, be provided with official copies after adoption. Based on our review, the proposed Comprehensive Plan Supplement is consistent with Landscapes2 and the VPP Scope of Work. Upon adoption, the Township may apply for reimbursement under Section 9.0 of the Vision Partnership Grant Manual (2013). We request an official copy of the decision made by Board of Supervisors, as required by Section 306(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current municipal file. Sincerely, Ronald T. Bailey, AICP Secretary RTB/JSM/WSB CC: Charles Jacob, Chairman, Warwick Township Supervisors Fred Reisser, Chair, Warwick Township Planning Commission Ed Theurkauf, Theurkauf Design & Planning Susan Elks, Chester County Planning Commission Wes Bruckno, Chester County Planning Commission Jake Michael, Chester County Planning Commission

79 December 3, 2014 Daniel C. Fox, Manager Easttown Township 566 Beaumont Road P.O. Box 79 Devon, PA Re: Township Code Amendment Natural Resources Protection; and Wireless Communication Facilities # MA Easttown Township Dear Mr. Fox: The Chester County Planning Commission has reviewed the proposed amendment as submitted by Easttown Township. The referral for review was received by this office on November 5, While we acknowledge we have no official review comments under the provisions of the Pennsylvania Municipalities Planning Code (MPC), we offer the following unofficial comments to assist in your review of the proposed Township Code Amendment. DESCRIPTION OF THE AMENDMENT: 1. Easttown Township has proposed the following amendments to the Township Code: a) Amend Chapter 274-Natural Resources Protection; and b) The addition of Chapter 477-Wireless Communication Facilities. 2. Easttown Township also proposes to amend its Subdivision and Land Development Ordinance and Zoning Ordinance, both of which will be addressed by the Commission in separate reviews (CCPC# SA and ZA , respectively). We acknowledge the Township s November 5, 2004 cover letter identifies that the amendments to the Township Code generally address various inconsistencies, ambiguities, and needed enhancements to help modernize the Code. We also note that the proposed zoning ordinance amendment includes deleting the existing wireless communication facilities standards in Article XII of the Township Zoning Ordinance. COMMENTS ON THE AMENDMENT: 3. The amendments to the Natural Resource Protection Standards, which are minor in nature, appear to be appropriate. 4. Act 191 of 2012, the Pennsylvania Wireless Broadband Collocation Act, which went into effect on December 23, 2012, provides for streamlined procedures for municipal review of applications for the modification or collocation of wireless communications facilities and wireless support structures. Prior to taking action on this amendment, the Township Solicitor should ensure that the proposed ordinance language is consistent with the applicable provisions of this Act. ccplanning@chesco.org Web site:

80 Page: 2 Re: Township Code Amendment Natural Resources Protection; and Wireless Communication Facilities # MA Easttown Township 5. In its review of the proposed wireless communication facilities standards, the Township should recognize that the Federal Communications Commission (FCC) adopted new wireless facility rules on October 17, 2014, which will officially go into effect 90 days after publication in the Federal Register. An overview of the new FCC rules, which addresses issues such as the modification of previously approved wireless facilities and support structures, along with the timing of review notifications and approvals, is currently available online at: RECOMMENDATION: Easttown Township should consider the comments contained in this review prior to taking action on this amendment. We request an official copy of the decision made by the Board of Supervisors. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

81 December 3, 2014 Daniel C. Fox, Manager Easttown Township 566 Beaumont Road P.O. Box 79 Devon, PA Re: Subdivision and Land Development Ordinance Amendment Various Amendments # SA Easttown Township Dear Mr. Fox: 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 November 5, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. Easttown Township has proposed the following amendments to its Subdivision and Land Development Ordinance: a) Amend the definitions of the existing terms in Section A: Lot, Lot Area, Plan, As-Built; Plan, Land Development; and Subdivision; b) Amend Article III - General Requirements; c) Amend Article V - Procedural Requirements; and d) Amend sub-sections B and C of Section , Dedication of Open Space and Recreation Facilities. 2. Easttown Township also proposes to amend its Zoning Ordinance, and various other sections of the Township Code, both of which will be addressed by the Commission in separate reviews (CCPC# ZA and MA , respectively). We acknowledge that the Township s November 5, 2014 cover letter identifies that the amendments to the Township Code generally address various inconsistencies, ambiguities, and needed enhancements to help modernize the Code. COMMENTS ON THE AMENDMENT: 3. We endorse that Article V - Procedural Requirements requires that all preliminary and final plan submissions shall also include a copy of the application and plans in a PDF format, along with requiring a copy of the recorded plan in a PDF format. The incorporation of digital submission requirements into a municipal Subdivision and Land Development Ordinance creates increased efficiency in sharing plan information amongst municipal offices, along with (long-term) efficiency gains in sharing plan information with county and state offices. ccplanning@chesco.org Web site:

82 Page: 2 Re: Subdivision and Land Development Ordinance Amendment Various Amendments # SA Easttown Township 4. Section D(2) incorrectly identifies that approved plans shall evidence approval, rather than review, by the County Planning Commission. This should be corrected by the Township. 5. The Township should clarify the use of the term Official Map in Section D(2). If this term refers to municipal parcel mapping efforts, then we suggest that the Township utilize different terminology, as the planning term Official Map refers to a combined map and ordinance designed to implement the goals and community vision set forth in its Comprehensive Plan, as set forth in Article IV of the PA Municipalities Planning Code (our records indicate that Easttown Township has not adopted such an Official Map ). RECOMMENDATION: The Commission recommends that the issues raised in this letter be addressed before action is taken on this proposed Subdivision and Land Development Ordinance Amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 505(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

83 December 9, 2014 David R. Burman, Manager Willistown Township 40 Lloyd Avenue, Suite 204/206 Malvern, PA Re: Subdivision and Land Development Ordinance Amendment Transmission Pipelines # SA Willistown Township Dear Mr. Burman: 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 November 14, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. Willistown Township has proposed the following amendments to its Subdivision and Land Development Ordinance: A. Add definitions for the following terms to Section 123-6: pipeline, surface land uses affiliated with transmission pipelines, and transmission pipelines; B. Amend the plan content provisions for preliminary plans submissions in Section B(2)(j); and C. Add a new Section , Buffer Standards and Setbacks from Transmission Pipelines. A purpose statement, setback requirements, consultation zone, mitigation measures, buffer/screening and signage requirements are provided. 2. On November 14, 2014, the County Planning Commission also received a zoning amendment from the Township pertaining to the regulation of surface land uses affiliated with transmission pipelines. This zoning amendment is addressed by the Commission in a separate review (CCPC# ZA ). COMMENTS ON THE AMENDMENT: 3. The proposed transmission pipeline standards appear to follow the model ordinance language provided on the Chester County Pipeline Information Center website: The Township Solicitor should review the proposed ordinance language prior to the Township taking official action on this amendment. RECOMMENDATION: Willistown Township should consider the comments contained in this review prior to taking action on this Subdivision and Land Development Ordinance amendment. ccplanning@chesco.org Web site:

84 Page: 2 Re: Subdivision and Land Development Ordinance Amendment Transmission Pipelines # SA Willistown Township We request an official copy of the decision made by the Board of Supervisors, as required by Section 505(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: Robert T. Lange, Board of Supervisor Chair Rita Reves, Planning Commission Chair Ronald T. Bailey, AICP Secretary

85 December 9, 2014 Michael P. Lynch, Manager East Bradford Township 666 Copeland School Road West Chester, PA Re: Subdivision and Land Development Ordinance Amendment Transmission Pipelines # SA East Bradford Township Dear Mr. Lynch: 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 November 18, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Bradford Township has proposed the following amendments to its Subdivision and Land Development Ordinance: A. Add definitions for the following terms to Section 95-4: pipeline, surface land uses affiliated with transmission pipelines, and transmission pipelines; B. Amend the plan content provisions for preliminary plan submissions in Section C; and C. Add a new Section , Buffer Standards and Setbacks from Transmission Pipelines. A purpose statement, setback requirements, consultation zone, mitigation measures, buffer/screening and signage requirements are provided. 2. On November 18, 2014, the County Planning Commission also received a zoning amendment from the Township, pertaining to the regulation of surface land uses affiliated with transmission pipelines. This zoning amendment is addressed by the Commission in a separate review (CCPC# ZA ). COMMENTS ON THE AMENDMENT: 3. The proposed transmission pipeline standards appear to follow the model ordinance language provided on the Chester County Pipeline Information Center website: The Township Solicitor should review the proposed ordinance language prior to the Township taking official action on this amendment. RECOMMENDATION: East Bradford Township should consider the comments contained in this review prior to taking action on this Subdivision and Land Development Ordinance amendment. ccplanning@chesco.org Web site:

86 Page: 2 Re: Subdivision and Land Development Ordinance Amendment - Transmission Pipelines # SA East Bradford Township We request an official copy of the decision made by the Board of Supervisors, as required by Section 505(b) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

87 December 15, 2014 Michael Cotter, Manager West Chester Borough 401 E Gay ST West Chester, PA Re: Subdivision and Land Development Ordinance Amendment - Recreational land and facilities or payment of fees in lieu thereof # SA West Chester Borough Dear Mr. Cotter: 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 November 26, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. West Chester Borough proposes to amend Section of its Subdivision and Land Development Ordinance (SLDO), Recreational land and facilities or payment of fees in lieu thereof. 2. The County Planning Commission reviewed the SLDO amendment pertaining to the adoption of the existing recreational land and facilities or payment of fees in lieu standards on August 8, 2006 (CCPC# 797), which, according to our records, was adopted by the Borough on September 20, 2006 (Borough Ordinance No ). The proposed amendments to the current standards include: A. Add requirements for non-residential development to the recreational lands and facilities requirements in Section D; B. Revise the Fee in lieu of dedication standards (proposed Section E); C. Revise the Open space characteristics and design standards in Section F; D. Delete existing Section E, Exemption, in its entirety; and E. Delete existing Section G, Dedication to Borough, in its entirety. COMMENT ON THE AMENDMENT: 3. The Borough s Solicitor should be requested to review and comment on the proposed ordinance language and its application to non-residential development, prior to Borough Council taking official action on this amendment. RECOMMENDATION: The Commission recommends that the issue raised in this letter be addressed before action is taken on the proposed SLDO amendment. ccplanning@chesco.org Web site:

88 Page: 2 Re: Subdivision and Land Development Ordinance Amendment - Recreational land and facilities or payment of fees in lieu thereof # SA West Chester Borough 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, RTB/PF cc: Ronald T. Bailey, AICP Secretary Jordan C. Norley, Borough Council President Allen Burke, Planning Commission Chair Suzzane Adams, Planning Commission Secretary Michael Perrone, Building Housing and Codes Enforcement Director

89 December 3, 2014 Daniel C. Fox, Manager Easttown Township 566 Beaumont Road P.O. Box 79 Devon, PA Re: Zoning Ordinance Amendment Various Amendments # ZA Easttown Township Dear Mr. Fox: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 5, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. Easttown Township proposes various amendments to its Zoning Ordinance, which, as identified on the Township s November 5, 2014 cover letter, generally address various inconsistencies, ambiguities, and needed enhancements to help modernize the Code. 2. Easttown Township also proposes to amend its Subdivision and Land Development Ordinance, and various other sections of the Township Code, which are addressed by the Commission in separate reviews (CCPC# SA and MA , respectively). We acknowledge that, while the Township proposes to delete the existing wireless communication standards in Article XII of the Zoning Ordinance, updated wireless communication facilities standards will be added to Chapter 477 of the Township Code (refer to MA for the Commission s comments on these proposed standards). COMMENTS ON THE AMENDMENT: 3. We recommend that the Township Solicitor review the proposed beehive standards in Section A(4), Keeping of farm animals and poultry as pets when incidental and subordinate to an existing residential use. The Township should recognize the Pennsylvania Department of Agriculture s Bureau of Plant Industry regulates the registration and inspection of apiaries, in accord with the Bee Law (Act of December 12, 1994, P.L. 903, No. 131). RECOMMENDATION: Easttown Township should consider the comments in this letter before acting on the proposed zoning amendment. ccplanning@chesco.org Web site:

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

91 Chris Patriarca, Zoning Officer Westtown Township P.O. Box 79 Westtown, PA December 5, 2014 Re: Zoning Ordinance Amendment - Apartment Complex Development, Parking, Signs # ZA Westtown Township Dear Mr. Patriarca: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 6, We offer the following comments to assist in your review of the proposed amendment. BACKGROUND: 1. The Chester County Planning Commission has previously reviewed an earlier version of this amendment. That review, ZA , was submitted to the Township in a letter dated February 15, LANDSCAPES: 2. Westtown Township is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan, except for Natural Landscape overlay features. The Suburban Landscape is dominated by the built environment and is largely served by public sewer and water systems and an auto-dominated transportation network. This Landscape includes developed areas and nearby areas that are planned for additional future development. It is typically characterized by residential subdivisions containing primarily single-family housing. This landscape also contains concentrations of non-residential land uses and the largest employment centers in the county. The proposed amendment is consistent with the guidelines of the Suburban Landscape. COMMENTS ON THE AMENDMENT: This amendment revises the SUO Special Use Overlay District to permit an ACD apartment complex development by conditional use. A section containing regulations governing design standards for an ACD is included. Business Center Development regulations are revised. A definition of apartment complex development is included, and parking and signage regulations are provided. The current submission is an evolution of the earlier version. In many cases, the locational, bulk and lot requirements for Business Center Development (BCD), which is currently permitted in the SUO Special Use Overlay District, are revised such that more tracts could potentially qualify for a BCD. Minimum tract area for a BCD is revised from 25 to ten acres, and individual lot areas may be reduced to one acre from two acres where a historic structure or property is preserved. Tract setbacks are reduced from 100 feet to 50 feet, and other setbacks are similarly reduced. These revisions are consistent with potential Business Center Developments in a Suburban Landscape. ccplanning@chesco.org Web site:

92 Page: 2 Re: Zoning Ordinance Amendment - Apartment Complex Development, Parking, Signs # ZA Westtown Township The supplemental conditional use approval conditions for a BCD and ACD in Section D, which require an architectural analysis in the current submission, are more elaborate and are improvements over the earlier submission. However, the numbering sequence after Section D(3)(b) places subsection D(4) within subsection D(3)(c); this should be corrected. The amendment includes "Editor's Note: See Ch. 53 Ps..." in Section E; this appears to be placed in error. Section D.(6) appears to be missing. We note that the potential locations for the apartment complex development may include portions of the Brandywine Battlefield. Landscapes2 identifies the battlefield area as a Protection Area of National Significance and recommends that development in and near this area use context-sensitive designs to respect and preserve the battlefield area. We suggest that the Township use its design standards to site new structures including infrastructure in such a manner as to preserve the context of the battlefield. We suggest that the proposed deletion of Section H, relating to the preservation of historic resources, be retained instead. Also, Section 1305.G, pertaining to the preservation of scenic vistas, should include a statement addressing the preservation of views of historic resources as well as of Brandywine Battlefield areas. RECOMMENDATION: Westtown Township should consider the comments in this letter before acting on the proposed amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: Charles P. Barber, Westtown Township Board of Supervisors Chairman Robert Layman, Westtown Township Manager James Lees, Westtown Township Planning Commission Chairman

93 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA December 5, 2014 Re: Zoning Ordinance Amendment - Cluster Development Overlay Standards # ZA East Whiteland Township Dear Ms. Woodman: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 7, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Whiteland Township has received a zoning amendment petition from Riley Riper Hollin & Colagreco, on behalf of APG The Valley, LLC, pertaining to revisions to the Township s Cluster Development Overlay standards. The proposed amendments to the Township Zoning Ordinance are: A. Amend the definition of the term Tract in Section ; B. Amend the bonus density provisions for preserving a Township historic resource in a development undertaken under the provisions for cluster development in Section F. While the current ordinance language states that the maximum permitted tract density may be increased by 10 percent; the amendment petition proposes to increase the bonus density to 25 percent, along with allowing the historic resource not to be included in the calculation of the maximum tract density if the historic resource is reused as a residential dwelling unit; and C. Amend the existing 250 foot minimum building face to existing arterial street ultimate right-of-way standard in Section 200 Attachment 3: Table of Development Standards for R-1 District Cluster Overlay. The applicant proposes the addition of a condition where this setback may be reduced to 100 feet where a minimum eight (8) foot high landscaped berm is provided. 2. It is identified in the applicant s October 31, 2014 cover letter that this amendment petition is being requested by the applicant in order to facilitate the development of a property in the Township s R-1 Low Density Residential District, located on the east and west side of Church Road south of Route 202, for a residential cluster development and to preserve the existing historic resource. No concept plan for this proposed development was included with the zoning amendment petition submitted to the County Planning Commission. COMMENTS ON THE AMENDMENT: 3. In its evaluation of the amendment petition, the Township needs to consider the effects of increasing the bonus density provisions for all applicable zoning districts. The bonus density ccplanning@chesco.org Web site:

94 Page: 2 Re: Zoning Ordinance Amendment - Cluster Development Overlay Standards # ZA East Whiteland Township provision for historic preservation in Section F applies to the cluster development provisions for the R-1, R-2 and R-3 Residential districts. 4. The County Planning Commission supports the preservation of historic and cultural resources and their appropriate settings, and the applicant s request to allow the historic resource not to be included in the maximum tract density calculation if reused as a residential dwelling unit is a provision utilized by other municipalities in this region, such as West Whiteland Township. Section B of the West Whiteland Township Zoning Ordinance, which states that developments utilizing the cluster development option may create one additional lot where such lot contains an historic resource to be preserved, is currently available online at: However, our research indicates that the bonus density provisions proposed by the applicant exceed those provided by other municipalities in the region. The following examples depict how other municipalities utilize density bonus provisions for new residential development in order to encourage the preservation of historic resources: A. Westtown Township: Flexible Development Procedure, A/C Agricultural/Cluster Residential and R-1 Residential Districts (currently available online at: One additional dwelling unit may be provided for each two acres comprising a lot or open space parcel containing a historic site or building; the use of the bonus shall be limited to no more than four bonus dwelling units for each distinct historic landscape preserved, in accordance to the criteria specified in Section A(2)(c); B. London Grove Township: Zoning Ordinance Section B.2, Density Bonus for Historic Preservation A property owner whose subdivision plan expressly calls for the retention and preservation of one or more qualified historic buildings shall be entitled to one (1) additional dwelling unit for each such historic building to be retained and preserved in accordance with Part 17-Historic Resource Protection; and C. Lower Gwynedd Township, Montgomery County: Zoning Ordinance Section , AA-1 Residential District Density Bonus Provisions (currently available online at: The maximum permitted tract density may be increased by five percent (5%) of the 0.50 acre dwelling unit per developable acre, where the tract contains one or more Township historic or cultural resources which shall be preserved as part of the development plan. 5. Section F of the Zoning Ordinance, as currently written, does not provide any specific language towards preserving the integrity of the overall historic setting, it only references that the historic resource is to be preserved as part of the development plan. We recommend that the Township consider providing specific design provisions in which the applicant demonstrates the preservation of a sufficient landscaped or buffer area surrounding the historic structure(s) to retain the integrity of the historic resource. The Township refer to the Historic Resource Protection Standards planning etool, on the County Planning Commission website, for further information on this matter: RECOMMENDATION: East Whiteland Township should consider the comments in this letter before acting on the proposed zoning amendment petition.

95 Page: 3 Re: Zoning Ordinance Amendment - Cluster Development Overlay Standards # ZA East Whiteland Township We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Ronald T. Bailey, AICP Secretary

96 December 4, 2014 Casey LaLonde, Manager West Goshen Township 1025 Paoli Pike West Chester, PA Re: Zoning Ordinance Amendment - Wireless Communications Facilities # ZA West Goshen Township Dear Mr. LaLonde: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 7, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. West Goshen Township proposes to amend the wireless communications facilities standards in its zoning ordinance. The proposed revisions consist of the following: A. Delete the definitions of the following terms in Section 84-8: Wireless communications building, commercial communications antenna, commercial communications antenna support structure, and commercial communications antenna support structure height; B. Delete the existing references to wireless communications facilities being permitted by conditional use in the Township s C-4 Special Limited Business and Apartment District, I-1 Campus Light Industrial, I-2 Light Industrial, I-3 General Industrial, I-2-R Light Industrial-Restricted, and I-C Industrial Commercial Districts; C. Delete, in its entirety, Section , Antennas other than microwave antennas ; D. Add new or amended definitions for the following terms to Section 84-8: Antenna, Co-location, Distributed Antenna System (DAS), Emergency, FCC, Height of a Tower-Based WCF, Monopole, Non-Tower Wireless Communications Facility (Non-Tower WCF), Related Equipment, Stealth Technology, Substantially Change, Tower-Based Wireless Communications Facility (Tower-Based WCF), WBCA, Wireless, Wireless Communications Facility (WCF), Wireless Communications Facility Applicant (WCF Applicant), and Wireless Support Structure; and E. Repeal the existing standards in Section , to be replaced by the standards provided in Section IV of the draft Township Ordinance. The proposed standards provide general requirements for both tower-based and non-tower wireless communications facilities, along with providing specific requirements pertaining to these facilities when located within or outside of rights-of-way. ccplanning@chesco.org Web site:

97 Page: 2 Re: Zoning Ordinance Amendment - Wireless Communications Facilities # ZA West Goshen Township COMMENTS ON THE AMENDMENT: 2. Act 191 of 2012, the Pennsylvania Wireless Broadband Collocation Act, which went into effect on December 23, 2012, provides for streamlined procedures for municipal review of applications for the modification or collocation of wireless communications facilities and wireless support structures. Prior to taking action on this amendment, the Township Solicitor should ensure that the proposed ordinance language is consistent with the applicable provisions of this Act. 3. In its review of the proposed wireless communication facilities standards, the Township should recognize that the Federal Communications Commission (FCC) adopted new wireless facility rules on October 17, 2014, which will officially go into effect 90 days after publication in the Federal Register. The new FCC rules, which address issues such as the modification of previously approved wireless facilities and support structures, along with the timing of review notifications and approvals, are currently available online at: 4. The section header to Section IV of the draft Ordinance incorrectly identifies that the existing wireless communications facilities standards are set forth in Section , rather than Section , of the Township Zoning Ordinance. This should be corrected by the Township. RECOMMENDATION: West Goshen Township should consider the comments in this letter before acting on the proposed zoning amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

98 December 5, 2014 Douglass Hanley, Manager Uwchlan Township 715 North Ship Road Exton, PA Re: Zoning Ordinance Amendment Public Utilities # ZA Uwchlan Township Dear Mr. Hanley: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 7, We offer the following comments to assist in your review of the proposed amendment. This amendment relates to public utilities. Community Utility, Essential Utility, Governmental Utility, Hazardous Liquid and/or Gas Pipeline, Hazardous Liquid and/or Gases, Pipeline Impact Radius, Public Utility, Public Utility Facility, and Utility are defined. Essential Utilities, Community Utilities, and Governmental Utilities are permitted by-right in all districts, subject to specified regulations. (Cross-country transmission lines are expressly excluded from the definition of Essential Utilities.) Public Utility Facility is regulated by conditional use in the PIC - Planned Industrial Commercial District, the PCID - Planned Commercial Industrial District, and in the PI - Planned Industrial District. Public Utility Facility is also subject to regulations that generally seek to limit the potential for adverse external effects from the public utility facility. COMMENT ON THE AMENDMENT: The regulations relating to the conditional use provisions that would apply to Public Utility Facilities are reasonable and should help to ensure that any adverse effects of these facilities are controlled and limited. The provision requiring owners of the public utility facility to provide the Township with a liaison person, who may be reached 24 hours a day, seven days a week in the event of an emergency, is innovative and can help to supplement appropriate responses by emergency responders. We recommend that the Township's emergency service responders be requested to review and comment on the Public Utility Facility's emergency response plan. ccplanning@chesco.org Web site:

99 Page: 2 Re: Zoning Ordinance Amendment - Public Utilities # ZA Uwchlan Township RECOMMENDATION: Uwchlan Township should adopt the proposed amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/WSB cc: Frederick W. Gaines, Uwchlan Township Board of Supervisors Chairman Charles Kalemjian, Uwchlan Township Planning Commission Chairman Frank Hogan, Uwchlan Township Planning Commission Secretary

100 Scott T. Piersol, Manager East Brandywine Township 1214 Horseshoe Pike Downingtown, PA December 5, 2014 Re: Zoning Ordinance Amendment - Wireless Communications Facilities # ZA East Brandywine Township Dear Mr. Piersol: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 13, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Brandywine Township has proposed the following amendments to its Zoning Ordinance: A. Repeal the following sections in their entirety: Section , Communications towers, antenna and equipment; Section , Supplemental standards for special exception requests for communications towers or antennas; and Section C, pertaining to exception to height limitations for communications towers, antennas and windmills; B. Delete the definitions for the following terms from Section 399-9: Communications Antenna, Communications Equipment Building, Communications Tower, Communications Tower Rebuild, and Height of Communications Tower; C. Add definitions for the following terms to Section 399-9: Antenna, Co-location, Distributed Antenna Systems (DAS), Emergency, FCC, Height of a tower-based WCF, Monopole, Non-Tower Wireless Communications Facility (Non-Tower WCF), Related Equipment, Stealth Technology, Substantially Change or Substantial Change, Tower-Based Wireless Communications Facility (Tower-Based WCF), WBCA, Wireless Communications Facility (WCF), Wireless Communications Facility Applicant (WCF Applicant), and Wireless Support Structure; and D. The adoption of a new Section , Wireless Communications Facilities Provisions. The proposed standards provide general requirements for both tower-based and non-tower wireless communications facilities, along with providing specific requirements pertaining to these facilities when located within or outside of rights-of-way. COMMENTS ON THE AMENDMENT: 2. Act 191 of 2012, the Pennsylvania Wireless Broadband Collocation Act, which went into effect on December 23, 2012, provides for streamlined procedures for municipal review of applications for the modification or collocation of wireless communications facilities and wireless support structures. Prior to taking action on this amendment, the Township Solicitor should ensure that the proposed ordinance language is consistent with the applicable provisions of this Act. ccplanning@chesco.org Web site:

101 Page: 2 Re: Zoning Ordinance Amendment - Wireless Communications Facilities # ZA East Brandywine Township 3. In its review of the proposed wireless communication facilities standards, the Township should recognize that the Federal Communications Commission (FCC) adopted new wireless facility rules on October 17, 2014, which will officially go into effect 90 days after publication in the Federal Register. The new FCC rules, which address issues such as the modification of previously approved wireless facilities and support structures, along with the timing of review notifications and approvals, are currently available online at: RECOMMENDATION: East Brandywine Township should consider the comments in this letter before acting on the proposed zoning amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: Hudson L. Voltz, Board of Supervisors Chair Bruce Rawlings, Planning Commission Chair Ronald T. Bailey, AICP Secretary

102 December 5, 2014 Janis Rambo, Secretary Honey Brook Borough P.O. Box 249 Honey Brook, PA Re: Zoning Ordinance Amendment Conditional Use Process # ZA Honey Brook Borough Dear Ms. Rambo: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 14, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. Honey Brook Borough proposes to amend the procedural requirements for conditional use applications in Section of the Borough Zoning Ordinance. The proposed ordinance language address ownership identification requirements, phasing plan requirements, notification requirements for adjoining property owners, and various technical corrections. COMMENTS ON THE AMENDMENT: 2. The County Planning Commission recently reviewed a zoning amendment from the Borough which included the adoption of new conditional use process requirements (CCPC# ZA , dated October 17, 2014). According to our records, this zoning amendment was adopted by the Borough on October 20, We note that the proposed revisions to the existing conditional use process requirements are generally minor in nature. 3. The Borough should clearly identify if the phrase notified in writing in Section B(1) refers to notification by regular 1 st class mail or certified mail. RECOMMENDATION: Honey Brook Borough should consider the comments in this letter before acting on the proposed zoning amendment. ccplanning@chesco.org Web site:

103 Page: 2 Re: Zoning Ordinance Amendment - Conditional Use Process # ZA Honey Brook 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, RTB/PF cc: Ron Rosciolo, Borough Council President Mark Lucas, Planning Commission Chair Ronald T. Bailey, AICP Secretary

104 December 11, 2014 David R. Burman, Manager Willistown Township 40 Lloyd Avenue, Suite 204/206 Malvern, PA Re: Zoning Ordinance Amendment - Surface Land Uses affiliated with Transmission Pipelines # ZA Willistown Township Dear Mr. Burman: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 14, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. Willistown Township has proposed the following amendments to its Zoning Ordinance: A. Add definitions for the following terms to Section 139-6: pipeline, surface land uses affiliated with transmission pipelines, and transmission pipelines; B. Amend Section E, pertaining to the list of uses permitted by right in the RU Rural zoning district; C. Add Section , Surface Land Uses Affiliated with Transmission Pipelines. A purpose statement, use provisions, and design standards which address setback, landscaping, noise, odor, signage, parking, and lighting standards are provided; and D. Add 139 Attachment 2, Potential Impact Radius (PIR) and Pipeline Class Locations, as an appendix to the Zoning Ordinance. 2. On November 14, 2014, the County Planning Commission also received a Subdivision and Land Development Ordinance (SLDO) amendment from the Township, pertaining to transmission pipelines. This SLDO amendment is addressed by the Commission in a separate review (CCPC# SA ). COMMENTS ON THE AMENDMENT: 3. The proposed surface land uses affiliated with transmission pipelines standards appear to follow the model ordinance language provided on the Chester County Pipeline Information Center website: The Township Solicitor should review the proposed ordinance language prior to the Township taking official action on this amendment. The Township should also stay apprised of any future Public Utility Commission (PUC) rulings regarding pipeline affiliated surface structures that may impact the application of these ordinance provisions. ccplanning@chesco.org Web site:

105 Page: 2 Re: Zoning Ordinance Amendment - Surface Land Uses affiliated with Transmission Pipelines # ZA Willistown Township RECOMMENDATION: Willistown Township should consider the comments contained in this review prior to taking action on this zoning amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: Robert T. Lange, Board of Supervisor Chair Rita Reves, Planning Commission Chair Ronald T. Bailey, AICP Secretary

106 December 12, 2014 Kimberly Moretti, Township Manager East Pikeland Township 1158 Rapps Dam Phoenixville, PA Re: East Pikeland Zoning and Subdivision and Land Development Ordinance Amendments Act 247 and Vision Partnership Planning Grant Combined Review VPP Contract # Act 247 Reviews # ZA and SA Dear Ms. Moretti: The referral for review was received by this office on November 17, This letter serves as both the official Act 247 review pursuant to the provisions of Sections 609(c) and 408 (b) of the Pennsylvania Municipalities Planning Code, and the Vision Partnership Program Review required by Section 7.3 of the Vision Partnership Program Grant Manual (January 2013). This letter provides a review for the proposed Zoning Ordinance and Subdivision and Land Development Ordinance amendments. This review notes the project s consistency with Landscapes2 and with the Vision Partnership Program (VPP) Grant Contract and Scope of Work. Mark Gallant served as the VPP Grant Monitor for this project and provided input throughout the process. Consistency with Landscapes2 and the VPP Grant Contract are required prior to VPP grant reimbursement. DESCRIPTION OF THE AMENDMENT/PLAN UPDATES The Township has proposed to amend its Zoning Ordinance and Subdivision and Land Development Ordinance in order to further clarify the uses permitted in the Mixed Use (MU) and Commercial (C) districts and ensure that the design of new uses complements the existing character along the Route 23/724 corridors and promotes pedestrian circulation and access to transit. CONSISTENCY WITH LANDSCAPES2 Landscapes2, the Chester County Comprehensive Policy Plan, was adopted in According to the Landscapes2 map and plan, the following landscapes type is most relevant to the proposed Zoning Ordinance and Subdivision and Land Development Ordinance amendments: ccplanning@chesco.org Web site:

107 Suburban Landscape: Objective LU 3 for this Landscape states: Promote new development in suburban landscapes to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. The proposed Zoning Ordinance and Subdivision and Land Development Ordinance amendments are consistent with the Suburban Landscape. The following specific Landscapes2 objectives or policies are of particular relevance to the proposal: 1. LU 1.1: Promote the urban and suburban landscapes as the designated growth areas of Chester County. 2. LU 1.3: Encourage and promote innovative design principles, appropriate to the unique sense of place or each landscape type. 3. LU 3.4: Encourage well designed mixed use development at densities sufficient to support the multi modal transportation system. 4. T 2.3: Provide standards for non motorized travel and improve roadway network to encourage bicycling and walking. 5. T 2.4: Enhance bicycle and pedestrian amenities and network connections to transit. 6. T 4.7: Create, enhance, and protect the aesthetic and scenic qualities of the entire roadway network. 7. T 6.5: Implement municipal parking and zoning design requirements that promote transit, pedestrian, and bicycle connections. 8. ED 2.3: Promote mixed use development and re development, especially in designated growth areas, to provide opportunities for commercial and residential land use to be complementary; and to target new businesses to areas of existing infrastructure systems. 9. ED 5.1: Integrate economic development with land use planning and target commercial and industrial uses to designated growth areas. 10. ED 5.6: Encourage municipalities to plan for walkable, mixed use communities that will foster the establishment of local, neighborhood oriented businesses. The proposed Zoning Ordinance and Subdivision and Land Development Ordinance amendments are consistent with the above objectives and policies. CONSISTENCY WITH VPP GRANT CONTRACT AND SCOPE OF WORK The Zoning Ordinance and Subdivision and Land Development Ordinance amendments are consistent with the VPP Grant Contract and the Scope of Work (Appendix B, dated September 9, 2013) has been addressed. In addition, both ordinance amendments appear to be in conformance with the Municipalities Planning Code.

108 OTHER COMMENTS 1. The Township Solicitor should review the provisions of proposed Section 1004 Conservation Development Incentive. 2. The Township should consider replacing the term bosque with a more commonly used term meaning a group of trees as used on page 22 of the Manual of Design Guidelines for the C and MU Zoning Districts. RECOMMENDATION Based on our review, the proposed Zoning Ordinance and Subdivision and Land Development Ordinance amendments are consistent with Landscapes2 and the VPP Scope of Work. We recommend the Township adopt the proposed amendments. We request an official copy of the decision made by Board of Supervisors, as required by the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current municipal file. Upon adoption of both the Zoning Ordinance and Subdivision and Land Development Ordinance amendments, the Township may apply for reimbursement under Section 9.0 of the Vision Partnership Grant Manual (January 2013). Sincerely, Ronald T. Bailey, AICP Secretary CC: Ronald M. Graham, Chair, East Pikeland Township Supervisors John Colarusso, North Coventry Township Planning Commission Ed Theurkauf, Consultant Susan Elks, Chester County Planning Commission Mark Gallant, Chester County Planning Commission

109 December 9, 2014 Michael P. Lynch, Manager East Bradford Township 666 Copeland School Road West Chester, PA Re: Zoning Ordinance Amendment - Surface Land Uses Affiliated with Transmission Pipelines # ZA East Bradford Township Dear Mr. Lynch: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 18, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Bradford Township has proposed the following amendments to its Zoning Ordinance: A. Add definitions for the following terms to Section 115-6: pipeline, surface land uses affiliated with transmission pipelines, and transmission pipelines; B. Add Section , Surface Land Uses Affiliated with Transmission Pipelines. A purpose statement, use provisions, and design standards which address setback, landscaping, noise, odor, signage, parking, and lighting standards are provided; and C. Amend the screening and perimeter buffer standards in Section B(3). 2. On November 18, 2014, the County Planning Commission also received a Subdivision and Land Development Ordinance (SLDO) amendment from the Township, pertaining to transmission pipelines. This SLDO amendment is addressed by the Commission in a separate review (CCPC# SA ). COMMENTS ON THE AMENDMENT: 3. The proposed surface land uses affiliated with transmission pipelines standards appear to follow the model ordinance language provided on the Chester County Pipeline Information Center website: The Township Solicitor should review the proposed ordinance language prior to the Township taking official action on this amendment. The Township should also stay apprised of any future Public Utility Commission (PUC) rulings regarding pipeline affiliated surface structures that may impact the application of these ordinance provisions. RECOMMENDATION: East Bradford Township should consider the comments contained in this review prior to taking action on this zoning amendment. ccplanning@chesco.org Web site:

110 Page: 2 Re: Zoning Ordinance Amendment - Surface Land Uses Affiliated with Transmission Pipelines # ZA East Bradford Township We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF Ronald T. Bailey, AICP Secretary

111 Kirby Hudson, Manager City of Coatesville One City Hall Place Coatesville, PA December 10, 2014 Re: Zoning Ordinance Amendment - Group Homes # ZA City of Coatesville Dear Mr. Hudson: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 19, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. The proposed amendments to the City Zoning Ordinance include the following: A. New or amended definitions for the following terms: Group Home, Reasonable Accommodation, and Reasonable Modification; B. Amend Section C(1)(a), pertaining to allowing group homes by-right in all residential zoning districts; C. Amend the Supplemental Use standards for Group Homes in Section B; and D. Amend the public notice standards for variances and special exceptions in Section (C). COMMENT ON THE AMENDMENT: 2. The County Planning Commission reviewed an earlier version of this zoning amendment on April 4, 2014 (CCPC# ZA ). We acknowledge that the revisions recommended by the Commission in our previous review have been addressed by the City. The proposed ordinance language appears to be appropriate. RECOMMENDATION: The City of Coatesville should adopt the proposed zoning amendment. We request an official copy of the decision made by City Council, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: Joseph Hamrick, City Council President Mark Kahler, Planning Commission Chair John S. Carnes Jr., Solicitor Ronald T. Bailey, AICP Secretary ccplanning@chesco.org Web site:

112 Terry Woodman, Manager East Whiteland Township 209 Conestoga Road Frazer, PA December 17, 2014 Re: Zoning Ordinance and Zoning Map Amendment Multimodal Transportation Overlay District # ZA East Whiteland Township Dear Ms. Woodman: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on November 24, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. East Whiteland Township has received a zoning ordinance and zoning map amendment petition from Liberty Property Trust, pertaining to the creation of a Multimodal Transportation Overlay District. The amendment petition identifies, in both graphic and text formats, that the proposed Overlay District is comprised of nine parcels (totaling approximately 46.3 acres) generally situated on the north and south side of Great Valley Parkway east of Morehall Road (Route 29). These nine parcels are located in the Township s O/BP Office/Business Park zoning district. The proposed Overlay District language (a new Section ) states that maximum building height may be increased up to 65 feet, and the maximum tract density [floor-area ratio (FAR)] may be increased up to 0.55 if the applicant proposes improvements in connection with a land development application either on the property that is subject of the land development application or on property controlled by the applicant, which the Board of Supervisors in its reasonable discretion determines are in furtherance of the recommendations and/or goals of the Great Valley/Route 29 Multimodal Study of the Transportation Management Association of Chester County dated March According to our copy of the Township Zoning Ordinance (Section 200 Attachment 7), the existing maximum height for principles structures in the O/BP District is 42 feet (with a bonus provision that the maximum height may be increased by one foot for every one-percent decrease in impervious coverage, to a maximum of 56 feet), and the existing maximum tract density (FAR) standard for the O/BP District is 0.5. COMMENTS ON THE AMENDMENT: 2. The proposed Multimodal Transportation Overlay District is located within the Suburban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan, to the immediate north of a Suburban Center Landscape designation. The objective of these two Landscape designations 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 these Landscapes based upon infrastructure capacity and environmental constraints. ccplanning@chesco.org Web site:

113 Page: 2 Re: Zoning Ordinance and Zoning Map Amendment Multimodal Transportation Overlay District # ZA East Whiteland Township While the County Planning Commission endorses increased densities and building heights in the Suburban Landscape and Suburban Center Landscape designations where appropriate, based upon infrastructure capacity and environmental constraints, we are not aware of any municipality which addresses bonus height and density provisions in such a manner. The Township should consider the justification of the areas included within, and excluded from, the overlay district with respect to its Comprehensive Plan. Additionally, the proposed language does not provide clear direction for assessing the impact of the additional height and density versus the extent of proposed multimodal improvements, or for determining compliance with the proposed ordinance standards. Furthermore, the language is vague and open-ended regarding the location of the improvements, which could undermine achieving an improved multimodal system within the area of increased density. The Township s Solicitor should be requested to review the proposed ordinance language prior to the Township taking official action on this amendment petition. In its evaluation of the amendment petition, the Township should determine if the proposed ordinance language circumvents the Township s established Zoning Hearing Board variance process. 3. Prior to taking action on this amendment petition, 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 PA Municipalities Planning Code (PA MPC). RECOMMENDATION: East Whiteland Township should consider the comments in this letter before acting on the proposed amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/PF cc: William Holmes, Board of Supervisors Chair Gregory Davis, Planning Commission Chair Maureen Perri, Planning Commission Secretary Ronald T. Bailey, AICP Secretary

114 Lisa M. Moore, Manager Kennett Township 801 Burrows Run Rd. Chadds Ford, PA December 16, 2014 Re: Zoning Ordinance Amendment Apartment Use in the BP-Business Park zoning district. # ZA Kennett Township Dear Ms. Moore: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 4, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. The first section of the amendment revises the use regulations for the BP-Business Park zoning district to add a provision to permit Apartment buildings at a maximum density of 14 dwelling units per acre by conditional use. The next section of the amendment increases the maximum height of 50 feet for apartment buildings. The third section of the amendment would increase the maximum length of a multi-family building from 160 feet to 300 feet if the design incorporates variations in the facade of at least 2 feet in depth for every 50 feet to 100 feet of length. The final section of the amendment adds a parking provision to reduce the number of parking spaces required per dwelling unit to 1.5 spaces per unit. LANDSCAPES: 2. The Business Park zoning district is located within the Urban Landscape designation of Landscapes2, the 2009 County Comprehensive Plan. The objective of the Urban Landscape is to target urban areas as the core centers of population, employment, commerce, institutions, services, and culture, using Smart Growth and smart transportation principles. The land use that would be permitted by this zoning ordinance amendment (presented in Exhibit B of the submission) is consistent with the land use objectives of the Urban Landscape. COMMENTS ON THE AMENDMENT: 3. We note that some residential uses have been incorporated into the Business Park (BP) zoning district in recent years. The purpose statement for the BP district in the zoning ordinance and the Office Campus designation in the Future Land Use map of the 2004 Kennett Township Comprehensive Plan do not indicate that residential uses are appropriate for this district. We acknowledge that the Township is in the process of updating its Comprehensive Plan. As the Township is aware the revision of land use policies as part of this update is a complex procedure of finding a consistency of land uses that reflects both the existing uses and new uses while avoiding or minimizing conflicts. This forms the basis for the creation of effective zoning ccplanning@chesco.org Web site:

115 Page: 2 Re: Zoning Ordinance Amendment - Apartment Use in the BP-Business Park zoning district. # ZA Kennett Township regulations. This particular submission is made more complex by its vicinity to the Township border with the Borough of Kennett Square. We suggest that adding new intensive uses to a zoning district where such uses are not consistent with the stated purpose of the district or the future land use recommendations of the current Comprehensive Plan defeats the Township's planning policy process and complicates updating the Comprehensive Plan One of the major challenges for this level of development at this location is road access. Access to the site is limited by Miller's Hill Road being one-way and Walnut Street being narrow and becoming a local Kennett Borough street immediately west of the proposed access point. We recommend that the Township have its traffic consultant review the proposal as the proposed access could prove to be inadequate for the 175 dwelling units as proposed on the site plan of the Blevins tract. The parking ratio proposed for Apartments in Section 4 of the proposed amendment is insufficient for the proposed use. We note that the proposed language requires 2.5 spaces for each multi-family dwelling unit, which is the functional equivalent of Apartments. The Chester County Planning Commission is concurrently reviewing another proposed zoning ordinance amendment for Kennett Township that addresses revising the Retirement Community 2 provisions including permitting the use in the BP - Business Park zoning district by-right (review # ZA ). RECOMMENDATION: While the proposed language would permit a land use that is consistent with the Urban Landscape designation of Landscapes2, we recommend that Kennett Township reserve action on this submission until the Township has reformulated and adopted appropriate planning policies for this portion of the Township. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB

116 December 16, 2014 Jane R. Laslo, Manager East Marlborough Township 721 Unionville Rd. Kennett Square, PA Re: Zoning Ordinance Amendment - Cluster Development Option B # ZA East Marlborough Township Dear Ms. Laslo: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 5, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. The first section of the proposed zoning ordinance amendment revises Section 1602.A the eligibility provisions relating to Lot Averaging and Cluster Development. The revision adds a second type of cluster development, specifically Cluster Development Option B. The following subsection is revised to apply only to Cluster Development Option A, and Cluster Development Option B provisions are added as Section 1602.C. The following subsections are renumbered. In Section 2 of the amendment, the heading of subsection B of Section 1603 is revised to indicate that this subsection is to pertain to Option A Cluster Developments. The third section of the amendment adds a new subsection, Section 1603.C, which outlines the provisions relating to Option B Cluster Developments. The final section of the amendment adds an "Appendix to Section 1602" which includes sample calculations for the Cluster Option A and Cluster Option B. BACKGROUND: 2. The Chester County Planning Commission has previously reviewed a zoning ordinance amendment on this topic. That review, ZA dated November 6, 2014, which addressed revisions to the cluster option provisions, specifically the addition of Cluster Option B. The current submission includes recommendations made in our review of November 6, COMMENTS ON THE AMENDMENT: 3. The addition of the sample calculations incorporated into the Appendix to Section 1602 should help applicants to accurately determine the cluster option parameters. ccplanning@chesco.org Web site:

117 Page: 2 Re: Zoning Ordinance Amendment - Cluster Development Option B # ZA East Marlborough Township RECOMMENDATION: East Marlborough Township should adopt the proposed amendment. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, Ronald T. Bailey, AICP Secretary RTB/GPB

118 Lisa M. Moore, Secretary Kennett Township 801 Burrows Run Rd. Chadds Ford, PA December 16, 2014 Re: Zoning Ordinance Amendment Retirement Community 2 (RC-2) # ZA Kennett Township Dear Ms. Moore: The Chester County Planning Commission has reviewed the proposed amendment as submitted pursuant to the provisions of the Pennsylvania Municipalities Planning Code, Section 609(e). The referral for review was received by this office on December 8, We offer the following comments to assist in your review of the proposed amendment. DESCRIPTION OF THE AMENDMENT: 1. The proposed zoning ordinance amendment deletes the definitions of the terms: Boardinghouse and Boarding Unit, adds definitions for the terms: Campus-Style Community and Pedestrian Oriented Setting and revises the definition of the term: Retirement Community 2 (RC-2). The following section adds a page of graphics to illustrate the term Campus-Style Community. The next section of the amendment revises Section pertaining to the R-4 Residential zoning district and involves revising the Purpose statement and the Use Regulations to permit Retirement Community and Retirement Community 2 as a use by right, deleting Retirement Community as a use permitted by conditional use. The following section of the amendment addresses revisions to the Purpose statement and Use Regulations for V-1 Village District Hamorton, which involve adding a reference to the Retirement Community 2 use in the purpose statement and adding Retirement Community and Retirement Community 2 uses to be permitted by right and the deletion of Boardinghouse and Retirement Community as uses permitted by Special Exception. The next section addresses revisions to the V-2 Village District - Mendenhall, these involve the deletion of Boardinghouse uses. Boardinghouses are deleted as a use permitted by special exception and Retirement Community 2 use is deleted as a use permitted by conditional use in the LI-Limited Industrial zoning district in the following section of the amendment. Retirement Community 2 use is proposed to be permitted by right rather than by conditional use, by which it is currently permitted in the BP-Business Park zoning district. The next section of the amendment revises the purpose statement for the C-Commercial zoning district by indicating that the district is appropriate for a variety of age-restricted housing in pedestrian-oriented settings. The use regulations for the C-Commercial district are revised to permit Retirement Community 2 use by right and delete the Boardinghouse use which is permitted by Special Exception. The following section of the amendment deletes Boardinghouses from the Supplementary Use Regulations of Section The Supplementary Use Regulations pertaining to the Retirement Community 2 uses are revised in the next section of the amendment. The final section of the amend adds Appendix A- Design Guidelines for Retirement Community - 2 Use, which presents an extensive set of graphic illustrating aspects of RC-2 development. ccplanning@chesco.org Web site:

119 Page: 2 Re: Zoning Ordinance Amendment - Retirement Community 2 (RC-2) # ZA Kennett Township BACKGROUND: 2. The Chester County Planning Commission has previously reviewed a zoning ordinance amendment on this topic. That review, ZA dated July 11,2014, addressed revision of the definition of the term "Retirement Community 2", added the use to those permitted by conditional use in the C-Commercial zoning district, revised the supplemental use regulations pertaining to the RC-2 use and revised the purpose statement of the C-Commercial zoning district. COMMENTS ON THE AMENDMENT: As the Township is aware revising of land use policies of the Kennett Township Comprehensive Plan is a complex procedure of finding a consistency of land uses that reflects both the existing uses and new uses while avoiding or minimizing conflicts. This forms the basis for the creation of effective zoning. We suggest that adding new intensive uses to a zoning district where such uses might not be consistent with the future land use recommendations of the current Comprehensive Plan defeats the Township's planning policy process and complicates updating its Comprehensive Plan. In proposed Section D the provisions indicate that the minimum gross tract area for the RC-2 use shall be 6 contiguous acres for one (1) 80 unit building and 10 contiguous acres for two (2) or more 80 unit buildings for a gross density of 16 dwelling units or more per acre. The following subsection E states that the maximum gross density is 12 dwelling units per acre for the RC-2 use. The Township should ensure that the proposed language is internally consistent. In Section 1935.H of the amendment the proposed language would permit individual dwelling units in any combination of single-family, two-family or multiple-family dwellings, which would permit an RC-2 development composed entirely of single-family dwellings at 12 units per acre, which would seem to be inconsistent with the current or proposed RC-2 use purposes. The Township Planning Commission should closely review the proposed ordinance language to ensure that any adopted ordinance language yields effective designs that are consistent with Township policies. The Chester County Planning Commission is concurrently reviewing another proposed zoning ordinance amendment for Kennett Township (review # ZA ) that would add provisions permitting Apartments in the BP - Business Park zoning district by conditional use with densities up to 14 dwelling units per acre. In proposed Section M the proposed parking ratio is 0.6 parking spaces per dwelling unit. The Township should verify whether this ratio would be sufficient for the Retirement Community 2 use. 7. The Township Planning Commission should review the proposed language.

120 Page: 3 Re: Zoning Ordinance Amendment - Retirement Community 2 (RC-2) # ZA Kennett Township RECOMMENDATION: We recommend that Kennett Township reserve action on this submission until the Township has reformulated and adopted appropriate planning policies for the Township. We request an official copy of the decision made by the Board of Supervisors, as required by Section 609(g) of the Pennsylvania Municipalities Planning Code. This will allow us to maintain a current file copy of your ordinance. Sincerely, RTB/GPB Ronald T. Bailey, AICP Secretary

121 Act 537 Reviews

122 Act 537 Reviews for Chester County December 2014 Levi King Honey Brook Township 1,100 gpd Poplar Realty Land Development Honey Brook Township 29,670 gpd Village Squre/South Valley Rd Tredyffrin Township 8,250 gpd Legend Consistent with Map & Policies Consistent with Map, Inconsistent with Policies Inconsistent with Map & Policies!( December Act 537 Reviews!( Previous Reviews Suburban Center Rural Center!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!( Patient First Easttown Township 1,000 gpd Agricultural Suburban Urban Rural!(!(!(!(!(!(!(!(!(!( Map prepared January 2015 Data Sources: Act 537 Review - created by Chester County Planning Commission, 2011; Landscapes2 - Chester County Municipalities - Chester County DCIS/GIS; Planning Commission, November 9, 2009.!( Miles

123 Chester County Planning Commission January 14, 2015 ENVIRONMENTAL PLANNING ACTIVITIES Sewage Facilities Planning MAJOR REVISIONS TO MUNICIPAL PLANS: MINOR REVISIONS TO MUNICIPAL PLANS: Easttown Township, Patient First The applicant is proposing a commercial redevelopment of an urgent care center on 0.77 acres. The site is located on Lincoln Highway, 02 miles from the intersection with Waterloo Road. The total projected wastewater to be generated for this development is 1,000 gpd. The project is to be served by a public sewage disposal system, managed by Valley Creek Trunk Line Sewer/VFSA. This project is designated as a Suburban Center Landscape and is consistent with Landscapes2. Honey Brook Township, Levi King The applicant is proposing a residential development of 1 dwelling on acres. The site is located on Pequea Avenue, approximately ½ mile from the intersection with PA Route 322. The total projected wastewater to be generated for this development is 1,100 gpd. The project is to be served by an individual on-lot sewage disposal system. This project is designated as a Rural, Agricultural and Urban Landscape, and is consistent with Landscapes2. Honey Brook Township, Poplar Realty Land Development The applicant is proposing a residential subdivision of 128 residential dwellings on acres. The site is located on Cupola Road. The total projected wastewater to be generated for this development is 29,670 gpd. The project is to be served by a public sewage disposal system, managed by Northern Chester County Municipal Authority. This project is designated as a Rural Center Landscape, and is consistent with Landscapes2. Tredyffrin Township, Village Square at South Valley Road The applicant is proposing a residential development of 30 lots on 1.9 acres. The site is located on South Valley Road, near the intersection with Route 30. The total projected wastewater to be generated for this development is 8,250 gpd. The project is to be served by a public sewage disposal system, managed by the VFSA. This project is designated as an Urban Landscape, and is consistent with Landscapes2. Action Requested Staff requests ratification of the attached review letters containing the comments noted above. 1/14/15

124 Minor Revisions

125 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE # J DEPARTMENT OF ENVIRONMENTAL PROTECTION BUREAU OF WATER SUPPLY AND WASTEWATER MANAGEMENT SEWAGE FACILITIES PLANNING MODULE COMPONENT 4B - COUNTY PLANNING AGENCY REVIEW (or Planning Agency with Areawide Jurisdiction) Note to Project Sponsor: To expedite the review of your proposal, one copy of your completed planning package and one copy of this Planning Agency Review Component should be sent to the existing county planning agency or planning agency with areawide jurisdiction for their comments. SECTION A. PROJECT NAME (See Section A of instructions) Project Name & Municipality Patient First, Easttown Township SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. November 07, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency December 01, 2014 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes No X X X X X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in Is this proposal consistent with the comprehensive plan for land use? According to the Landscapes2 map, adopted November 2009, the proposed land development is designated as occurring in the following: Suburban Center Landscape: Objective LU 3 for this Landscape states: Promote new development in suburban landscapes to accommodate anticipated population and employment growth, using appropriate density, sustainable design, and smart transportation principles. Both on-lot and public sewer systems are encouraged in this landscape. 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: X 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact: 7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts X 8. Will any known endangered or threatened species of plant or animal be impacted by the development project? X 9. Is there a county or areawide zoning ordinance? No 10. Does this proposal meet the zoning requirements of the ordinance? N/A

126 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, According to our records, Easttown Township updated their stormwater management ordinance on November 18, Name, Title and signature of person completing this section: Name: Ronald T. Bailey, AICP Title: Executive Director Signature: Date: December 01, 2014 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite Westtown Road P.O. Box 2747 West Chester, PA Telephone Number: (610) SECTION D. ADDITIONAL COMMENTS (See Section D of instructions) This submission does ý does not indicate that the Planning Module is consistent with Township planning. Please be advised that DEP may require additional information from the municipality and/or applicant to determine consistency with local planning and/ or to show references to Act 537 planning and applicable municipal ordinances. The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Ralph DeFazio, Chester County Health Department Brad Midgette, Site Contact Kevin McAghon, ARRO Consulting Inc Paul Lepard, Nave Newell Eugene Briggs, Easttown Township

127 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE # L 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 Levi King, Honey Brook Township SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. November 12, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency December 17, 2014 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes No X X X X X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in Is this proposal consistent with the comprehensive plan for land use? According to the Landscapes2 map, adopted November 2009, the proposed land development is designated as occurring in the following: 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. Rural Landscape: Objective LU 4 for this Landscape states: Preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate development in rural centers. Public sewer systems are discouraged in this landscape. 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. 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency Landscapes2 Policy NR 3.10 states: Restore degraded and impaired streams and ground water to achieve state designated water quality standards and support upgrades in state stream designations where justified by stream conditions and uses. According to PA Code Title 25, Chapter 93, this proposal is located in a watershed or sub-watershed that has a stream use designated as Exceptional Value Waters or High Quality Waters. These streams are given high priority when considering watershed protection measures. The applicant may need to conduct further coordination with DEP or other agencies in order to comply with the water quality standards set forth in this regulation. 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: X 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact: 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

128 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, According to our records, Honey Brook Township updated their stormwater management ordinance on May 14, Name, Title and signature of person completing this section: Name: Ronald T. Bailey, AICP Title: Executive Director Signature: Date: December 17, 2014 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite Westtown Road P.O. Box 2747 West Chester, PA Telephone Number: (610) SECTION D. ADDITIONAL COMMENTS (See Section D of instructions) This submission does ý does not indicate that the Planning Module is consistent with Township planning. Please be advised that DEP may require additional information from the municipality and/or applicant to determine consistency with local planning and/ or to show references to Act 537 planning and applicable municipal ordinances. The Chester County Planning Commission recommends that all municipalities adopt an ordinance requiring regular management, inspection and pump-out of all individual sewage systems, established in a legally enforceable manner. A municipal management program will be essential in helping to assure the long-term viability of the individual systems that are proposed in this project. The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Ralph DeFazio, Chester County Health Department Levi King, Site Contact Paul Rosone, PR Environmental Designs, Inc. Toni Antonini, Honey Brook Township

129 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE # J DEPARTMENT OF ENVIRONMENTAL PROTECTION BUREAU OF WATER SUPPLY AND WASTEWATER MANAGEMENT SEWAGE FACILITIES PLANNING MODULE COMPONENT 4B - COUNTY PLANNING AGENCY REVIEW (or Planning Agency with Areawide Jurisdiction) Note to Project Sponsor: To expedite the review of your proposal, one copy of your completed planning package and one copy of this Planning Agency Review Component should be sent to the existing county planning agency or planning agency with areawide jurisdiction for their comments. SECTION A. PROJECT NAME (See Section A of instructions) Project Name & Municipality Village Square at South Valley Road, Tredyffrin Township SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. December 10, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency December 31, 2014 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes No X X X X X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in Is this proposal consistent with the comprehensive plan for land use? According to the Landscapes2 map, adopted November 2009, the proposed land development is designated as occurring in the following: 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. 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency Landscapes2 Policy NR 3.10 states: Restore degraded and impaired streams and ground water to achieve state designated water quality standards and support upgrades in state stream designations where justified by stream conditions and uses. According to PA Code Title 25, Chapter 93, this proposal is located in a watershed or sub-watershed that has a stream use designated as High Quality Waters. These streams are given high priority when considering watershed protection measures. The applicant may need to conduct further coordination with DEP or other agencies in order to comply with the water quality standards set forth in this regulation. 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: X 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact: 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

130 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, According to our records, Tredyffrin Township updated their stormwater management ordinance on April 6, Name, Title and signature of person completing this section: Name: Ronald T. Bailey, AICP Title: Executive Director Signature: Date: December 31, 2014 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite Westtown Road P.O. Box 2747 West Chester, PA Telephone Number: (610) SECTION D. ADDITIONAL COMMENTS (See Section D of instructions) This submission ý does does not indicate that the Planning Module is consistent with Township planning. Please be advised that DEP may require additional information from the municipality and/or applicant to determine consistency with local planning and/ or to show references to Act 537 planning and applicable municipal ordinances. The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Ralph DeFazio, Chester County Health Department Paul Finley, Site Contact William Martin, Tredyffrin Township Michael Bowker, Momenee and Associates Inc

131 3800-FM-WSWM0362B Rev. 9/2005 COMMONWEALTH OF PENNSYLVANIA DEP CODE # J DEPARTMENT OF ENVIRONMENTAL PROTECTION BUREAU OF WATER SUPPLY AND WASTEWATER MANAGEMENT SEWAGE FACILITIES PLANNING MODULE COMPONENT 4B - COUNTY PLANNING AGENCY REVIEW (or Planning Agency with Areawide Jurisdiction) Note to Project Sponsor: To expedite the review of your proposal, one copy of your completed planning package and one copy of this Planning Agency Review Component should be sent to the existing county planning agency or planning agency with areawide jurisdiction for their comments. SECTION A. PROJECT NAME (See Section A of instructions) Project Name & Municipality Poplar Realty Land Development, Honey Brook Township SECTION B. REVIEW SCHEDULE (See Section B of instructions) 1. Date plan received by county planning agency. November 17, Date plan received by planning agency with areawide jurisdiction N/A Agency name N/A 3. Date review completed by agency January 05, 2015 SECTION C. AGENCY REVIEW (See Section C of instructions) Yes No X X X X X X 1. Is there a county or areawide comprehensive plan adopted under the Municipalities Planning Code (53 P.S et seq.)? Landscapes2, the Chester County Comprehensive Plan, was adopted in Watersheds, the Chester County Comprehensive Plan Integrated Water Resources Element, was adopted in Is this proposal consistent with the comprehensive plan for land use? According to the Landscapes2 map, adopted November 2009, the proposed land development is designated as occurring in the following: Rural Center Landscape: Objective LU 4 for this Landscape states: Preserve the open, rural character of Chester County, enhance villages within their historic settings, and accommodate appropriate development in rural centers. 3. Does this proposal meet the goals and objectives of the plan? If no, describe goals and objectives that are not met 4. Is this proposal consistent with the use, development, and protection of water resources? If no, describe inconsistency Landscapes2 Policy NR 3.10 states: Restore degraded and impaired streams and ground water to achieve state designated water quality standards and support upgrades in state stream designations where justified by stream conditions and uses. According to PA Code Title 25, Chapter 93, this proposal is located in a watershed or sub-watershed that has a stream use designated as Exceptional Value Waters or High Quality Waters. These streams are given high priority when considering watershed protection measures. The applicant may need to conduct further coordination with DEP or other agencies in order to comply with the water quality standards set forth in this regulation. 5. Is this proposal consistent with the county or areawide comprehensive land use planning relative to Prime Agricultural Land Preservation? If no, describe inconsistencies: Landscapes2 Policy NR 1.5 states, Conserve Class I and II soils for agriculture in both rural and agricultural landscapes. The project will disturb a significant amount of prime agricultural land. 6. Does this project propose encroachments, obstructions, or dams that will affect wetlands? If yes, describe impact: Landscapes 2 Policy NR 2.2 states: Protect and manage wetlands for their hydrologic and ecological functions, and identify opportunities to mitigate, restore, and create wetlands." The project site contains delineated wetlands, and it appears there may be development activities encroaching upon them. Prior to construction occurring on this site, the applicant should contact both the U.S. Army Corps of Engineers and the PA DEP to determine if the proposed activity will require a permit. 7. Will any known historical or archaeological resources be impacted by this project? Not Known. If yes, describe impacts 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

132 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, According to our records, Honey Brook Township updated their stormwater management ordinance on May 14, Name, Title and signature of person completing this section: Name: Ronald T. Bailey, AICP Title: Executive Director Signature: Date: January 05, 2015 Name of County or Areawide Planning Agency: Chester County Planning Commission Address: Government Services Center, Suite Westtown Road P.O. Box 2747 West Chester, PA Telephone Number: (610) SECTION D. ADDITIONAL COMMENTS (See Section D of instructions) This submission does ý does not indicate that the Planning Module is consistent with Township planning. Please be advised that DEP may require additional information from the municipality and/or applicant to determine consistency with local planning and/ or to show references to Act 537 planning and applicable municipal ordinances. The county planning agency must complete this Component within 60 days. This Component and any additional comments are to be returned to the applicant. cc: Elizabeth Mahoney, PaDEP Ralph DeFazio, Chester County Health Department Robert Tabas, Site Contact Toni Antonini, Honey Brook Township Jon Tresslar, Boucher & James Inc

133 Agricultural Security Area Updates

134

135 Discussion and Information Items

136 Commission Discussion 2015 Work Program & Agency Participation

137 Proposed Act 247 Fee Schedule Revision Discussion

138 Infrastructure and Plan Review

139 Planning Services Division Update

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

141 PLANNING SERVICES DIVISION REPORT January 2015 Vision Partnership Program The following report summarizes major grant program activity within the Planning Services Division as of January 6, Unless otherwise noted, the projects are funded through the Vision Partnership Program (VPP). 1. Atglen Borough Zoning Ordinance Update (3/12-4/15) The Borough has retained the Chester County Planning Commission to assist them with the update of their zoning ordinance. The ordinance will support the Borough s planning and revitalization policies, including current planning efforts for the Atglen train station. The second draft of the ordinance was completed in September and its review by the Borough was completed in April. A public information meeting was held by the Borough Planning Commission on June 25, The ordinance was adopted December 1, Percent Completed: 100% Consultant: Chester County Planning Commission VPP Project Planners: Kevin Myers, Justin Smiley 2. Caln Township Comprehensive Plan Update (pending) The township proposes to update their 2003 comprehensive plan. A number of new planning studies have been completed in the township since 2003 and the plan update would incorporate recommendations of those plans as well as new ones into a series of manageable and implementable steps. The township has chosen URDC to assist them with this project. Percent Completed: Contract Pending Consultant: Urban Research and Development Corporation VPP Project Monitor: Mark Gallant 3. Charlestown Township Charlestown Township Devault Rail Trail Feasibility Study (1/14-12/15) The Township is undertaking a feasibility study for the potential conversion of the currently unused Devault Branch of the former Pennsylvania Railroad to a rail-trail. The Township will coordinate with adjacent municipalities, the French and Pickering Trust, and the current owner, Norfolk Southern, on the project. Future links could be created to the Schuylkill River Trail, the Horse-Shoe Trail, the Warner Loop, and the Chester Valley Trail. The project will also support the implementation of County s proposed the Patriots Path. Preliminary trail alignments were reviewed at a public meeting. Final alignments are being developed. Percent Completed: 75% Consultant: Campbell Thomas & Company, Ray Ott & Associates VPP Project Monitor: Jake Michael/Bill Deguffroy 1

142 Planning Services Division VPP and Grant Activity January East Bradford Township Comprehensive Plan Update The Township proposes to update their 2004 comprehensive plan and create a plan that is strategic, specific, and implementable. The overall goal is to identify and focus on priority issues that will improve quality of life for township residents. Those priorities will be determined early in the planning process through a community visioning process. The plan will continue to focus on the township s conservation initiatives while determining the best approach for absorbing anticipated development in the remaining growth areas. The Township has completed the RFP process and a contract is pending. Percent Completed: Contract Pending Consultants: Thomas Comitta Associates VPP Grant Monitor: Jeannine Speirs 5. East Coventry Township Open Space, Trails, and Recreation Plan (1/15-12/16) The township proposes to develop a strategic implementation plan focusing on open space, trails, and recreation needs. The goal is to build on the recommendations of the Northern Federation Parks, Recreation and Open Space Plan (2012) and provide the detail the township requires to meet the specific needs of its residents. The township will work with Natural Lands Trust and Toole Recreation Planning on this effort. Percent Completed: 0% Consultant: Natural Lands Trust and Toole Recreation Planning VPP Project Monitor: Brian Styche 6. East Fallowfield Township Comprehensive Plan Update (8/13-7/15) The Township has retained Ray Ott & Associates to update their 1999 comprehensive plan. The current plan is past the 10 year update window and predates both GIS mapping and the 2000 and 2010 Census. This project will be a full update to bring the plan into compliance with the MPC and is also intended to support the policies of the Brandywine Creek Greenway Plan. The task force continues to work on its vision of future land use in the county. Percent Completed: 65% Consultants: Ray Ott & Associates VPP Grant Monitor: Susan Elks 7. East Goshen Township Comprehensive Plan Update (1/13-12/15) Following initial work by the Brandywine Conservancy, the Township has now selected Thomas Comitta Associates (TCA) to complete an update to their 2005 comprehensive plan. The scope and contract have been revised to reflect the expanded work program for the project. Percent Completed: 50% Consultants: Brandywine Conservancy, Thomas Comitta Associates VPP Grant Monitor: Jeannine Speirs 2

143 Planning Services Division VPP and Grant Activity January East Pikeland Township Routes 23 and 724 Ordinance Amendments (1/14-12/15) The Township is preparing amendments to their zoning ordinance and subdivision and land development ordinance to implement the policies of their recently adopted comprehensive plan amendment entitled Plan for Open Space and Economic Development for East Pikeland Township. The economic development component will focus on improved zoning along the Routes 23/724 corridors that will support the desired growth as envisioned in the plan. East Pikeland submitted the ordinance amendments for the Act 247/VPP review in November and is scheduled to adopt them as early as February Percent Completed: 90% Consultants: Theurkauf Design & Planning VPP Grant Monitor: Mark Gallant 9. East Whiteland Township Comprehensive Plan Update (pending) The township proposes to update their 2001 comprehensive plan to address the many changes that have occurred in the township over the last decade. The concept of reinventing the suburbs will be addressed in the plan with a focus on the Great Valley and the Route 30 and Route 202 Corridors. A consultant will be chosen through an RFP process. Percent Completed: Contract Pending RFP Consultant: TBD RFP is underway VPP Project Monitor: Kevin Myers 10. Elverson Borough Zoning Ordinance/Subdivision and Land Development Ordinance updates (1/15-12/17) The Borough proposes to update their 1998 land use ordinances with the assistance of CCPC staff and an in-kind VPP grant. CCPC staff recently assisted the Borough with the update to their comprehensive plan, which was adopted in June The Borough would now like to proceed with the ordinance revisions recommended in the comprehensive plan update. The kick-off meeting is scheduled for January 13, Percent Completed: 0% Consultant: Chester County Planning Commission VPP Project Planners: Kevin Myers, Justin Smiley 11. Honey Brook Borough Comprehensive Plan Update (1/13-6/15) The Borough has retained the Brandywine Conservancy to assist them with the update of their 1993 comprehensive plan which was adopted as a joint plan with Honey Brook Township. This project will include a sustainability assessment and will also serve as an update to the Borough s revitalization plan. Coordination between the Borough and Township was a condition of grant approval. Joint meetings with the borough and township have begun and will continue through the end of the project. A first draft of the plan will be ready for committee review in January Percent Completed: 50% Consultants: Brandywine Conservancy 3

144 Planning Services Division VPP and Grant Activity January 2015 VPP Grant Monitor: Justin Smiley 12. Honey Brook Township Comprehensive Plan Update (7/13-6/15) The Township has retained the Brandywine Conservancy to assist them with the update of their 2006 comprehensive plan. The update will be coordinated with the Honey Brook Borough Comprehensive Plan which is currently being updated by the Conservancy. The ultimate goal is the possible joint adoption of the two plans. At a minimum, the update will result in a coordinated planning effort between the borough and the township. The township is coordinating its plan development process with Honey Brook Borough. A first draft of the plan will be ready for committee review in January Percent Completed: 50% Consultants: Brandywine Conservancy VPP Grant Monitor: Justin Smiley 13. Kennett Township Comprehensive Plan Update (4/12-5/15) The Township has retained the Chester County Planning Commission to assist them with the update of their 2004 comprehensive plan. The plan update reflects the Township s interest in resource protection and open space preservation, but places a greater emphasis on housing issues and potential trail and pedestrian links. The township is also participating in the Longwood Gardens Cooperative Planning Project and will be taking concepts from that planning effort into consideration as they update the land use portion of the their comprehensive plan. The Township has finished reviewing the first draft of the plan and preparation of the second draft is nearing completion. The public meeting for the land use plan took place in October Percent Completed: 80% Consultant: Chester County Planning Commission VPP Project Planner: Jeannine Speirs 14. Penn Township Jennersville Multi-Modal Study (9/13-8/15) The Township has selected the consulting team of MacCombie Engineering and Menke & Menke Landscape Architects and Planners to undertake a pedestrian connectivity study for the village of Jennersville. The study will determine how to best connect the numerous commercial, office, institutional, and residential uses in the village. The study is consistent with the recommendations of their recently adopted comprehensive plan. A public meeting was held on June 4, 2014 and a public survey is currently underway. Percent Completed: 55% Consultants: MacCombie Consulting Engineers & Surveyors, Inc.; Menke & Menke, LLC Landscape Architects & Planners VPP Grant Monitor: Susan Elks/Bill Deguffroy 15. Pennsbury Township Subdivision and Land Development Update (1/14-12/15) The Township is updating their subdivision and land development ordinance with the assistance of the Brandywine Conservancy. The subdivision ordinance update will be coordinated with their recently adopted zoning ordinance and with the planned updates 4

145 Planning Services Division VPP and Grant Activity January 2015 to their stormwater management provisions per the County-wide Act 167 Plan. This effort will also continue to implement their 2006 comprehensive plan update. Percent Completed: 60% Consultant: Brandywine Conservancy VPP Grant Monitor: Jeannine Speirs 16. Phoenixville Borough Subdivision and Land Development Ordinance (pending) The Borough proposes to update their subdivision and land development ordinance. The Borough recently completed a major update of their zoning ordinance. This effort will bring the subdivision ordinance into consistency with the updated zoning regulations and will support the policies of the borough comprehensive plan and the Phoenixville Region Comprehensive Plan. Percent Completed: Contract Pending Consultant: Remington, Vernick, & Beach VPP Project Monitor: Justin Smiley 17. Schuylkill Township Freedom Trail Feasibility Study (9/14-8/16) The Township is undertaking this trail study to determine the feasibility of creating a Freedom Trail connection between Valley Forge National Historic Park and the Schuylkill River Trail in the Phoenixville area. The trail study will also examine potential connections to the Chester Valley Trail via the Patriots Path in VFNHP and to the proposed Charlestown Devault Branch Rail Trail. This trail planning effort will be coordinated with adjacent communities and has significant potential for creating regional trail connections between historic, cultural, environmental, and urban destinations. The consultant is gathering field data and will do so through winter The first public meeting has been completed. Percent Completed: 35% Consultant: Gilmore & Associates, Inc. VPP Grant Monitor: Jake Michael/Bill Deguffroy 18. South Coventry Township Comprehensive Plan Update (9/14-8/16) The Township is updating their 1996 comprehensive plan with the assistance of Chester County Planning Commission staff. Since 1996, the township has participated in two major Northern Federation planning efforts including the Regional Resource Protection Plan (2006) and the Parks, Recreation, and Open Space Plan (2012). Relevant elements of these plans will be incorporated into or expanded on in the Township plan as well as addressing all required comprehensive plan elements of the MPC. South Coventry held its first of two public information meetings in November Percent Completed: 10% Consultant: Chester County Planning Commission VPP Project Planner: Mark Gallant 5

146 Planning Services Division VPP and Grant Activity January Upper Uwchlan Township Stormwater Authority Feasibility Study (1/ ) The Township proposes to undertake a feasibility study for the establishment of a municipal stormwater authority. The authority would oversee inspection, repairs, remediation, and maintenance of stormwater facilities. This effort would support implementation of the county s Act 167 Stormwater Management Plan. Percent Completed: 0% Consultant: T&M Associates VPP Project Monitor: Kevin Myers 20. Valley Township Zoning Ordinance Update (7/12-12/14) The Township has retained Pennoni Associates, Inc. to update their 1991 zoning ordinance. The ordinance will address natural resource protection, redevelopment, housing diversity, and sustainable land use patterns. The Township has been requested to coordinate their zoning update with Coatesville City as they update their comprehensive plan. A public information meeting was held on July 17, The ordinance was submitted for Act 247 review in December Percent Completed: 95% Consultant: Pennoni Associates, Inc. VPP Project Monitor: Kevin Myers 21. Wallace Township Comprehensive Plan Update (1/13-12/14) The Township has retained Natural Lands Trust and Castle Valley Consultants to assist with the update of their 1986 comprehensive plan. The update will reflect the changing conditions which have occurred over the past 25 years and provide better policy support for the Township s historic and natural resource protection standards. The Township has developed a set of goals and objectives and a revised future land use plan and a full draft should be distributed in late An extension will be needed for this project. Percent Completed: 70% Consultants: Natural Lands Trust, Castle Valley Consultants VPP Grant Monitor: Mark Gallant 22. Warwick Township Comprehensive Plan Amendments for Hopewell Big Woods (1/14-12/15) The Township is developing a comprehensive plan supplement to address protection strategies for the Hopewell Big Woods. The Township is located entirely with the Big Woods/Schuylkill Highlands, an area designated as one of PA DCNR s seven Conservation Landscape Initiatives regions. These strategies could serve as a model for other municipalities located within this important resource. The final plan document underwent VPP review and is scheduled for adoption in February Percent Completed: 95% Consultants: Theurkauf Design & Planning VPP Grant Monitor: Jake Michael 6

147 Planning Services Division VPP and Grant Activity January West Bradford Township Natural Resource Protection Standards (pending) The township proposes to review and revise the natural resource protection standards of their land use ordinances with the primary goal of bringing them into consistency with the Brandywine Greenway Strategic Action Plan (nearing completion) and Landscapes2. The Greenway Plan is a joint planning effort between the Brandywine Conservancy and CCPC. The Brandywine Conservancy would serve as the consultant for revising the resource protection standards. The project will also address street trees, buffers, and landscaping. Percent Completed: Contract Pending Consultant: Brandywine Conservancy VPP Project Monitor: Mark Gallant 24. West Chester Borough Comprehensive Plan and Revitalization Plan Update (1/14-12/15) West Chester Borough is undertaking an update of their 2000 comprehensive plan and 2002 revitalization plan. Both plans will be incorporated into a single document. The project will work closely with Borough residents and businesses to determine specific actions that will accomplish the Borough s goals for the future. The task force has been selected and meetings with the consultant are underway. A public meeting was held in November A first draft of the plan was sent to the committee for review and preliminary comments. Percent Completed: 60% Consultant: Urban Research & Development Corporation VPP Grant Monitor: Justin Smiley 25. West Grove Borough Zoning Ordinance Update (2/13-7/15) West Grove Borough has retained the Chester County Planning Commission to assist them with updating their 1970 Zoning Ordinance. The ordinance update will provide support for the implementation of the Borough s revitalization plans, bring the ordinance into conformity with current planning practices, address nonconforming uses in the Borough, and address land uses not envisioned when the plan was first developed. The second draft of the full ordinance was completed in September 2014 and is being reviewed by the task force. A public information meeting is scheduled for February 9, Percent Completed: 85% Consultant: Chester County Planning Commission VPP Project Planners: Kevin Myers, Justin Smiley 7

148 Planning Services Division VPP and Grant Activity January West Vincent Township Multi-Modal Transportation Study (2/13-1/15) The study will address the circulation needs of pedestrian, bicycle, public transit, and automobile users in the community. The project was identified in the Township s Sustainability Work Plan for While the study is township-wide, it will focus on four specific areas: Ludwigs Corner, Pughtown Road, Birchrunville, and St. Matthews Road. The study task force includes representatives from East Pikeland and Upper Uwchlan townships. The VPP review for the study has been completed and the final step is acceptance by the township. Percent Completed: 99% Consultants: McMahon Associates, Inc., Brandywine Conservancy VPP Grant Monitor: Jake Michael 27. West Whiteland Township Lincoln Highway & Whitford Road Corridor Plan (9/13-8/15) The township is undertaking a plan for development and redevelopment of uses within these corridors as well as transportation issues in this high traffic area. The plan will further support the recommendations of the Central Chester County Bicycle and Pedestrian Plan of which they were an active participant. The plan could also serve as the foundation for a future Act 209 Transportation Impact Study. The plan is anticipated to be submitted for Act 247 review in January Percent Completed: 95% Consultants: URS Corporation VPP Grant Monitor: Kevin Myers Regional and Multimunicipal Planning Efforts 28. Brandywine Battlefield Strategic Landscapes Plans (8/13-8/15) This project is being funded through an American Battlefield Protection Program (ABPP) grant from the National Park Service. It entails completing individual strategic plans for four of 13 identified strategic battlefield landscapes. Each plan will include information about: key lands and resources for planning and preservation, verification/land studies of the locations of troop movements and cultural resources, specific recommended resource protection strategies based on the Brandywine Battlefield Preservation Plan, and public access and interpretation recommendations, where appropriate. This project is being undertaken in cooperation with four municipalities in the Battlefield (Newlin, Pocopson, East Bradford, and West Bradford) and the Brandywine Battlefield Task Force (BBTF), as well as in coordination with Delaware County Planning who received a parallel ABPP grant to produce strategic plans for two key battlefield landscapes in Delaware County. The second stakeholder meeting is scheduled for January Percent Complete: 40% Consultant: Chester County Planning Commission Project Planners: Jeannine Speirs, Karen Marshall 8

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

150 Planning Services Division VPP and Grant Activity January Natural Heritage Inventory for Berks and Chester Counties (1/12-10/14) This project will create an updated inventory of threatened and endangered species within both Chester and Berks counties. It is being funded through a DCNR grant and will serve as an update to the 2000 Chester County Natural Areas Inventory. Field surveys are being conducted by staff from the Pennsylvania Natural Heritage Program and the Western Pennsylvania Conservancy. The inventory is anticipated to be delivered in January Percent Complete: 95% Consultant: Pennsylvania Natural Heritage Program, Western Pennsylvania Conservancy Project Monitor: Jake Michael 32. Western Chester County Region Route 30 Land Use and Multi-Modal Transportation Study (pending) The Western Chester County Region is undertaking a land use and multi-modal study with a focus on the Route 30/Business 30/Amtrak Keystone Corridor one of six multi-modal corridors identified in Landscapes2. The project is funded through both a VPP grant and a TCDI grant. A consultant will be chosen through an RFP process. The Region previously funded an economic development study with a combination of VPP and TCDI funding. Percent Completed: Contract Pending Consultant: TBD RFP underway VPP Project Monitor: Justin Smiley/Kevin Myers VPP Project Inquiries The municipalities listed below have made recent inquiries about the VPP Grant Program: 1. Atglen Borough - Comprehensive Plan update (December 2013) 2. **Caln Township - Comprehensive Plan update (January and July2014) 3. Coatesville City Zoning Ordinance update (August 2014) 4. *East Bradford Township - Comprehensive Plan update (February 2014) 5. **East Coventry Township Parks and Recreation Plan (July 2014) 6. East Pikeland Township zoning updates (Dec 2014) 7. Easttown Township - Comprehensive Plan update (June 2014) 8. **East Whiteland Township Comprehensive Plan update (July 2014) 9. **Elverson Borough - Zoning Ordinance and Subdivision Ordinance update (July 2014, follow-up to comprehensive plan update) 10. Lower Oxford Township - Zoning Overlay District (November 2013) - request came from CCEDC 10

151 Planning Services Division VPP and Grant Activity January **Phoenixville Borough - Revitalization Plan update (February 2013, August 2013) 12. +Pocopson Township Historic Resource Inventory and Ordinance amendments (July 2014) 13. *Schuylkill Township - Trail Feasibility Study (January 2014) 14. South Coatesville Borough - Subdivision and Land Development Ordinance update (August 2013) 15. South Coatesville Borough (with Modena, Coatesville, Valley, and East Fallowfield) Trail Feasibility (December 2014) 16. *South Coventry Township - Comprehensive Plan update with VPP In-kind Grant (August 2013, January 2014) 17. *Tredyffrin Township - Economic Development Plan (January 2014), Economic Development/Marketing Study (July 2014) 18. **Upper Uwchlan Township Stormwater Authority Feasibility Study (July 2014) 19. Warwick Township ordinance updates (Dec 2014) 20. **West Bradford Township Resource Protection Ordinance amendments (July 2014) 21. **Western Chester County Region Route 30 Land Use & Multi-Modal Transportation Study (July 2014) *Approved for VPP funding in Round 1 of (Note: Tredyffrin withdrew grant request for Economic Development Plan.) +Applied for VPP funding in Round 2 of **Approved for funding in Round 2 of

152 Transportation & Information Service Division Update

153 Transportation Division January 2015 Meeting with PennDOT seeks to improve transit and walking along Route 1 In mid-december, Division staff met with PennDOT, TMACC, and East Marlborough Township staff to discuss pedestrian and transit accommodations within PennDOT s plans to widen Route 1 between Schoolhouse Lane and Longwood Gardens. (PennDOT s original scope of work was to simply replace/reconstruct any existing sidewalks with the project limits.) The section of East Marlborough Township/Route 1 is a designated suburban center per the Livable Landscapes map; therefore, Division staff (supported by TMACC and East Marlborough Township) requested expanded pedestrian and transit amenities in the improvement plans. As a result of the meeting, PennDOT agreed to consider expanded facilities. Division staff will be working with East Marlborough Township and TMACC over the next month to identify and prioritize improvements areas. Coalition of partners looking to implement PA 29 Multimodal Study Tasked with how to begin implementing TMACC s PA 29 Multimodal Study, a broad spectrum of public and private sector partners recently met to strategize on how to move forward in The group s focus included expanding sidewalks and trails, installing additional bus shelters, and piloting shuttle bus service between Great Valley s various corporate park areas. Funding mechanisms that were discussed including re-activating the PA 29 Partnership Act Authority or establishing a business improvement district. The group plans to meet quarterly throughout Page 1 of 1

154 PUBLIC TRANSPORTATION PLAN IN ACTION DIVISION UPDATE JANUARY 2015

155 UPDATED WEBPAGE

156 UPDATED WEBPAGE

157 OUTREACH PRESENTATIONS Chambers of Commerce TMA Boards Chester County Tourism & Visitors Bureau Developer groups/building Association CCATO & Urban Centers Universities Preparing Executive Summary Template Newsletter article 2-3 minute video?

158 OUTREACH PRESENTATIONS Chambers of Commerce TMA Boards Chester County Tourism & Visitors Bureau Developer groups/building Association CCATO & Urban Centers Universities Preparing Executive Summary Template Newsletter article 2-3 minute video?

159 SEPTA CAPITAL BUDGET MEETING Request Paoli station ADA Phase Keep on schedule (2016) Darby Road Extension Advance immediately after Phase 1 Parking Garage Fully fund in 12-year plan w/ PennDOT Exton Phase 1 (High-level platforms) Bus pull-off Phase 2 (Parking Garage) Paoli-Thorndale Line extension SEPTA 104 West Chester Transportation Center SEPTA Bike Action Plan Add bus pull-off accommodations If not Phase 1, advance independently ASAP Host design charrette; advance in next 5 yrs. Add any capital costs to 12-year program Lead development of high-quality stations Identify capital grant opportunities Assist in funding retrofit improvements Brief PC staff/discuss stations

160 SEPTA CAPITAL BUDGET MEETING Request Paoli station ADA Phase Keep on schedule (2016) Darby Road Extension Advance immediately after Phase 1 Parking Garage Fully fund in 12-year plan w/ PennDOT Exton Phase 1 (High-level platforms) Bus pull-off Phase 2 (Parking Garage) Paoli-Thorndale Line extension SEPTA 104 West Chester Transportation Center SEPTA Bike Action Plan Add bus pull-off accommodations If not Phase 1, advance independently ASAP Host design charrette; advance in next 5 yrs. Add any capital costs to 12-year program Lead development of high-quality stations Identify capital grant opportunities Assist in funding retrofit improvements Brief PC staff/discuss stations

161 SEPTA CAPITAL BUDGET MEETING Request Paoli station ADA Phase Keep on schedule (2016) Darby Road Extension Advance immediately after Phase 1 Parking Garage Fully fund in 12-year plan w/ PennDOT Exton Phase 1 (High-level platforms) Bus pull-off Phase 2 (Parking Garage) Paoli-Thorndale Line extension SEPTA 104 West Chester Transportation Center SEPTA Bike Action Plan Add bus pull-off accommodations If not Phase 1, advance independently ASAP Host design charrette; advance in next 5 yrs. Add any capital costs to 12-year program Lead development of high-quality stations Identify capital grant opportunities Assist in funding retrofit improvements Brief PC staff/discuss stations

162 SEPTA CAPITAL BUDGET MEETING Request Paoli station ADA Phase Keep on schedule (2016) Darby Road Extension Advance immediately after Phase 1 Parking Garage Fully fund in 12-year plan w/ PennDOT Exton Phase 1 (High-level platforms) Bus pull-off Phase 2 (Parking Garage) Paoli-Thorndale Line extension SEPTA 104 West Chester Transportation Center SEPTA Bike Action Plan Add bus pull-off accommodations If not Phase 1, advance independently ASAP Host design charrette; advance in next 5 yrs. Add any capital costs to 12-year program Lead development of high-quality stations Identify capital grant opportunities Assist in funding retrofit improvements Brief PC staff/discuss stations

163 WEST CHESTER PIKE: BETTER BUS Stakeholders Workshop: 1pm on Wednesday, February 4 th Newtown Township Municipal Building

164 DVRPC WORK PROGRAM : West Chester Pike: Better Bus : Ridership modeling for Thorndale Extension to Coatesville, Parkesburg, Atglen Chester County to New Castle County transit opportunities

165 URBAN PLANNING In-kind project: Oxford Borough Revitalization Plan Justin Smiley, AICP