1. Site Analysis. In order to determine which specific areas of the total planned residential development are best suited for high density development, which areas are best suited for lower density development and which areas should be preserved in their natural state as open space areas, a thorough analysis of the natural features of the site will be required. The following subject categories must be included in this analysis.
A. HYDROLOGY - Analysis of natural drainage patterns and water resources including an analysis of streams, natural drainage swales, ponds or lakes, wetlands, flood plain areas, permanent high water table areas and seasonal high water table areas throughout the site.
B. GEOLOGY - Analysis of characteristics of rock formations underlying the site including defining aquifers (particularly those locally subject to pollution), shallow bedrock areas and areas in which rock formations are unstable.
C. SOILS - Analysis of types of soils present in the site area including delineation of prime agricultural soil areas, aquifier recharge soil areas, unstable solid, soils most susceptible to erosion and soils suitable for urban development. The analysis of soils will be based on the County Soils Survey of the U.S. Soil Conservation Service.
D. TOPOGRAPHY - Analysis of terrain of site including mapping of elevation and delineation of slope areas over 25%, between 15% and 25% and under 15%. (Ord. 285)
E. VEGETATION - Analysis of tree and plant cover of the site, emphasizing the location of woodland and meadowland areas. Dominant tree and plant species should be identified and the characteristics of each understood.
2. Generalized Market Synopsis.
A. The general housing market shall be analyzed to determine reasonable forecasts of market demand for various type(s) of housing on the proposed site. This information will be used to confirm or modify the housing type(s) proposed, sale price or rental and amenities proposed by the developer. The findings will be presented in a summary or synopsis form in the final report.
3. Impact Analysis.
A. In order to determine the community impact of the proposed development on the Township, certain information shall be provided by the developer at the tentative plan stage as follows:
(1) Water and Sewer. Developer shall provide estimates of its water and sewer capacity needs at build-out; of the availability of such capacities (as estimated by the relevant public utilities or municipal systems); and of the cost to the Township (if any) of assuring the availability of service to the development.
(2) Traffic.
(a) Developer shall provide estimates of trips generated from the development for 2 "peak" and 2 "off-peak" weekday hours, using trip generation assumptions consistent with current Institute of Traffic Engineers (ITE) data and estimates for comparable circumstances and comparable uses.
(b) In addition, between tentative plan approval and final plan review, developer shall provide intersection evaluation for those intersections which are likely to be impacted by more than ten 10% by traffic from the development during any peak hour used in the initial trip generation study. This secondary intersection evaluation shall review turning movements and levels of service and shall suggest appropriate remedial actions to be taken to alleviate delays and other deficiencies at such intersections.
(3) Schools. Developer shall identify the anticipated number of school children which are likely to be generated by the development and shall identify the schools which are likely to serve them, noting current enrollment capacities in each (if such data is readily available to developer from the school district office).
(4) Recreation. Developer shall identify all recreation facilities, both passive and active, to be provided as part of the development plan.
(5) Public Safety. Developer shall identify any unique police or fire fighting demands likely to be caused by the development, if any.
(6) Roadway Additions. Developer shall determine the number of lineal feet of roadway proposed for the development. Additionally, if sufficient data is readily available from the Township to determine the number of lineal miles of existing roadway in the Township, a fraction should be created which establishes the anticipated percentage increase in roadways likely to be caused by the development at build-out.
(Ord. 285)
(Ord. 45, Z4803, 5/12/76; as amended by Ord. 285, 7/1/1992, § 8,9)