KEY COMPREHENSIVE PLAN GOALS, OBJECTIVES OR ELEMENTS

• Protect the historic resources, heritage and character of the township from unacceptable land uses.
• Conserve and improve the natural resources of the township that are essential to its character and preserve these features from the undesirable impact of change.
• Encourage the continuation and creation of agricultural activities.
• Provide open space in the form of parks and pathways that allow dispersed recreation activities for the residents and that preserve important vistas from excessive development.
• Establish a balance between all land use types.
• Preserve the existing character of the township by preserving agriculture and stream valleys, historical settings and scenic vistas.
• Preserve those areas which are classified as constrained and unsuitable for development.
• Reinforce the heritage and significance of agriculture.
• 42% of development activity in the region between 1987-1989 occurred in London Grove.
• Pressure for development coming from the Delaware market.
• Southeast Chester County Refuse Authority provides refuse handling for all of the communities within the Pennsylvania portion of the watershed.
• Suitable for Development-1/3 of Township; slopes less that 8% good soils; no carbonate formations.
• Conditional for Development-1/3 of Township; slopes 8-15% carbonate soils or underlying carbonate formations.
• Constrained for Development-16% of Township; slopes 15-25% soils are variable-do not preclude development: require detail review.
• Unsuitable for Development-17%of Township; slopes greater than 25% floodplains, wet soils along stream corridors should be completely restricted from development.

FLOODPLAINS

Qualification
For the purpose of this ordinance, four flood hazard districts are designated. These include those areas identified as being subject to the 100 year flood (FM, FA, FS) and those areas subject to small stream flooding or inundation by a high water table or seasonal high water table (FG). The Flood Hazard districts are based upon the Flood Insurance Study (FIS) prepared for London Grove Township by the Federal Insurance Agency (FIA) and shall be deemed an overlay to the existing Township Zoning Map, not independent districts per se.

Regulations
Applications with the township for development of any tract of land with any portion within the (FM) or (FG) Districts, shall include, as part of the building permit application, plans prepared by a professional engineer. These plans must show boundaries of the (FM) and (FG) Districts, the boundary lines delineating the floodway from the flood fringe, and the nature of existing and proposed development of buildings and structures on the tract.

No expansion or enlargement of an existing structure and/or use shall be allowed within the (FM) District that would cause any increase in flood heights or velocities or cause risk to any persons or property at, above or below the location of the structure, nor introduce any source of pollution to the waters of the commonwealth.

Any modification, alteration, reconstruction or improvement of any kind to an existing structure and/or use to an extent or amount of 25% percent of its then current square footage as of the date of the adoption of this ordinance shall constitute a substantial improvement and shall be undertaken only when authorized as a Special Exception in accordance with the provisions relating to the grant of Special Exceptions. Furthermore, any modification, alteration, reconstruction or improvement of any kind shall be authorized only when approved by the Township Engineer who shall certify in writing to the Zoning Officer that all criteria have been complied with.

Where a use is permitted in the (FM) District but prohibited in the underlying district or prohibited in the (FM) District but permitted in the underlying district, any such use application shall be deemed an application for Variance and not for Special Exception. Residential use would therefore be permitted in the (FM) District only as a Variance.

STEEP SLOPES

Two steep slope classifications are provided under the Steep Slope Conservation District.

15-25% Precautionary Slope-
Within any lot, the maximum extent of areas classified as precautionary slopes that may be permanently disturbed for the installation of site improvements shall be limited to forty (40%) percent of the precautionary slope area, or twenty (20%) percent of the lot area, whichever is the lesser, subject to the approval of the Zoning Officer on the recommendation of the Township Engineer. Permitted uses include: all uses permitted in prohibitive slope district; agricultural uses including minimum tillage methods; and access roads for emergency vehicles.

25+% Prohibitive Slope-
Only minor disturbances are permitted and no building or structure is allowed. Permitted uses include: parks, yard areas, pastures, tree farming, selective cutting (forestry, no clearcutting).

VEGETATIONAL BUFFERS

WOODLANDS

STORMWATER MANAGEMENT

There is a comprehensive stormwater management ordinance. These regulations apply to all proposed development. A comprehensive stormwater management plan must be prepared for all proposed development. After a stormwater management plan has been approved a permit may be issued.

The applicant is required to delineate all Stormwater Management Areas on the property. There are two types of Stormwater Management Areas: a) a riparian forest buffer for all bodies of water (see vegetational buffer section above), and b) Hydrologic Management Areas. Hydrologic Management Areas are (1) water related land areas consisting of (a) wetlands including a (25') twenty five foot buffer area along their boundary, (b) floodplain areas, (c) sites occupied by Best Management Practices, as well as, (2) access easements along stormsewers, floodplains, and watercourses. These areas are to be designated as open space with no disturbance and are to be secured by deed restriction.

Some of the goals of this ordinance are to: (1) regulate the modification of the natural terrain and alterations of existing drainage channels; (2) maintain and improve the water quality and quantity of flows in all streams and watercourses in the township; (3) to maximize recharge of groundwater and encourage infiltration to sustain groundwater supplies and stream flow; (4) to protect and sustain stream channels and to maintain the flood carrying capacity of streams; and (5) to control runoff, erosion and sedimentation through measures that are on-site or situated as close as possible to where stormwater is produced.

SLDO: Section 609
5. Roof drains shall discharge directly into dry wells. On- lot basins shall not be approved as a design element.

B. 1. Surface runoff control measures shall be designed to protect surface stream water quality and restrict the volume and peak rate stormwater runoff from the site during and after development to less than existed before development. Design shall follow these priorities: a. infiltration; b. permanent pond; c. detention pond.

SLDO: Section 610
Requires the preparation of a erosion and sedimentation control plan for all development proposals.

WETLANDS

GROUND WATER PROTECTION DISTRICT

The Ground Water Protection District consists of the area of the township underlain by the Cockeysville Marble Formation as delineated on the mapping found in the London Grove Comprehensive Plan. The applicant for any proposed action in this district must minimize the adverse impacts of the proposed action.

Many particularly harmful activities are precluded or must be mitigated. These activities include: the below ground storage of heating oil, gasoline, chemical solutions or other substances, which if released would cause pollution to ground or surface waters; the storage, handling, processing, or disposal of toxic materials or any other substance with the potential to contaminate ground or surface waters; and the use of polluting earth-filling materials as defined by the PADEP.

HISTORIC DISTRICT/ STRUCTURES

There is a comprehensive Historic Resource Protection Ordinance. An inventory and map of historic resources exists. The Historic Resources Map delineates three classifications of historic resources in London Grove Township. The article establishes the London Grove Township Historical Commission to serve as an advisory body to the Board of Supervisors.

The ordinance sets forth standards for rehabilitation of structures, landscaping and buffering, enlargements and alterations. Procedures for the demolition of historic resources and methods to alter the area and bulk regulations are set forth in the ordinance.

RECREATIONAL AND PARK USES

CLUSTERING OR PLANNED DEVELOPMENT REVIEW

SITE PLAN REVIEW

OTHER CONSERVATION DISTRICTS

INDUSTRIAL AND COMMERCIAL USES

RESIDENTIAL ZONING

PERMITTED USES