The scale and sheet size of sketch plans shall be as required for preliminary plans in § 135-16A. A landowner or representative of the landowner may prepare the sketch plan. It is recommended that the sketch plan be prepared by an engineer, land surveyor, landscape architect, or land planner. The sketch plan shall show the following and be accompanied by a copy of the current deed:
A. 
Location and identification:
(1) 
The proposed project name or identifying title.
(2) 
The municipality in which the project is to be located. The location of the boundary shall be shown if the property is located in the vicinity of a municipal boundary line.
(3) 
A location map, drawn to scale, relating the property to at least two intersections of existing road center lines.
(4) 
The name and address of the owner, authorized agent for the land, developer, and firm that prepared the plans.
(5) 
Source of title to the land included within the subject application, as shown in the office of the Adams County Recorder of Deeds. Additionally, if the property is subject to an equitable owner, the name, address, and reference to the equity agreement shall be included.
(6) 
The map and lot number assigned to the property by the Adams County Tax Assessment Office.
(7) 
The file or project number assigned by the individual that prepared the plan, the plan date and the date(s) of all plan revisions.
(8) 
A North arrow, a graphic scale and a written scale.
(9) 
The total acreage of the entire existing property.
(10) 
A statement on the plan identifying Chapter 155, Zoning, requirements for the subject property and surrounding land. Additionally, the lot size and/or density, lot coverage, building coverage, and yard requirements of Chapter 155, Zoning, shall be identified for the subject property.
(11) 
A statement on the plan identifying, with applicable date of decision, any existing waivers, variances, special exceptions, conditional uses, and existing nonconforming structures/uses.
B. 
Existing features:
(1) 
Significant topographical features (areas of 15% to 25% slope and areas of over 25% slope).
(2) 
The names of all immediately adjacent landowners, and the names and plan book record numbers of all previously recorded plans for adjacent projects.
(3) 
The following items shall be identified on the plan when located on the subject property or within 200 feet of the subject property. The Township may require the applicant to provide this information beyond 200 feet of the subject property when the item affects the property.
(a) 
The location and size, including right-of-way/easement, of the existing features, including, but not limited to:
[1] 
Access drives.
[2] 
Alleys.
[3] 
Buildings.
[4] 
Bus stops, street furniture.
[5] 
Carbonate geology.
[6] 
Driveways.
[7] 
Electric transmission lines.
[8] 
Gas and oil transmission lines.
[9] 
Geologic types.
[10] 
Healthy tree masses.
[11] 
Trees with a trunk over one foot in diameter.
[12] 
Lighting.
[13] 
Off-street loading.
[14] 
Parking facilities.
[15] 
Parkland and equipment.
[16] 
Pedestrian access.
[17] 
Pedestrianways.
[18] 
Quarries.
[19] 
Railroads.
[20] 
Refuse collection stations.
[21] 
Rock outcropping.
[22] 
Sanitary sewer facilities.
[23] 
Soil types.
[24] 
Stormwater facilities.
[25] 
Street signs, traffic controls.
[26] 
Streets.
[27] 
Telephone, cable television.
[28] 
Wetlands.
[29] 
Water supply facilities.
(4) 
Important natural habitats when located within the subject property. For the purpose of this section, "important natural habitats" are defined as areas plotted on the Pennsylvania Natural Diversity Inventory (PNDI) as confirmed extant plant and animal species and communities that are listed as "Pennsylvania Threatened" or "Pennsylvania Endangered" or have a state rank of S1 or S2.
C. 
Proposed features:
(1) 
New streets.
(2) 
New lots with identification numbers in consecutive order.
(3) 
The location and configuration of the proposed features, including, but not limited to, the following:
(a) 
Access drives.
(b) 
Alleys.
(c) 
Buildings.
(d) 
Bus stops, street furniture.
(e) 
Driveways.
(f) 
Landscaping.
(g) 
Lighting.
(h) 
Off-street loading.
(i) 
Other utilities.
(j) 
Parking facilities.
(k) 
Parkland and equipment.
(l) 
Pedestrianways.
(m) 
Refuse collection stations.
(n) 
Sanitary sewer facilities.
(o) 
Stormwater facilities.
(p) 
Street signs, traffic controls.
(q) 
Streets.
(r) 
Water supply facilities.
(4) 
A statement on the plan indicating the proposed total number of lots, units of occupancy, density, minimum lot size, lot coverage, building coverage, types of sanitary sewage disposal, type of water supply, name of authority providing sanitary sewage disposal and water supply (if applicable), and proposed land use; the location of each land use, if several types of uses are proposed. This statement shall also include the criteria needed to calculate off-street parking, lot coverage and other requirements of Chapter 155, Zoning.
(5) 
Easements for utilities, access, stormwater facilities, etc.
(6) 
Building setback lines, with distances from the property and street right-of-way. A typical example may be used to identify side and rear yard setback; however, odd- or unusual-shaped lots shall be plotted with all setback lines.
(7) 
Identification of buildings and other structures to be demolished. Additionally, the schedule for demolition shall be acknowledged on the plan.
(8) 
Typical street cross section for each proposed street, and typical cross section for any existing street, that will be improved as part of the application. Each cross section shall include the entire right-of-way width. Cross sections for improvements to existing streets shall be provided for each fifty-foot station location.
(9) 
Proposed names for new streets, pavement markings and traffic control devices.
(10) 
A statement on the plan indicating any proposed waivers, special exceptions, conditional uses, or variances. This statement must be revised, upon action on the request to acknowledge the outcome of the requested waiver or variance, prior to recordation of the plan.
(11) 
Identification of any lands to be dedicated or reserved for public, semipublic or community use.
Preliminary plans shall be prepared by an engineer, land surveyor and/or landscape architect registered in the Commonwealth of Pennsylvania to perform such duties. Land surveyors shall prepare metes and bounds descriptions. Registered professionals with appropriate expertise shall prepare designs that entail their expertise. The preliminary plan shall show, be accompanied by, or be prepared in accordance with the following:
A. 
Drafting standard.
(1) 
The plan shall be clearly and legibly drawn at a scale of 20 feet or 50 feet to the inch, except that if the average size of the proposed lots are two acres or more, the plan may be drawn to a scale of 100 feet to the inch. Profile plans shall maintain a ratio of 1:10 vertical to horizontal.
(2) 
Dimensions for the entire property boundary shall be in feet and decimals; bearings shall be in degrees, minutes and seconds. Lot line descriptions shall read in a clockwise direction. The description shall be based upon a survey and not have an error of closure greater than one foot in 10,000 feet. If it is the intention of the landowner to retain a single lot with a lot area in excess of 10 acres, the boundary of that lot may be identified as a deed plotting and may be drawn at any legible scale.
(3) 
The sheet size shall be no smaller than 18 inches by 22 inches, and no larger than 24 inches by 36 inches. If the plan is prepared in two or more sections, a key map showing the location of the sections shall be placed on each sheet. If more than one sheet is necessary, each sheet shall be numbered to show the relationship to the total number of sheets in the plan (e.g., Sheet 1 of 2). All sheets shall be folded to the size of 8 1/2 inches by 11 inches.
(4) 
Plans shall be legible in every detail to the satisfaction of the Township.
(5) 
All profile sheets shall include the corresponding horizontal alignment; utilities and stormwater facilities shall be located in a given area on the same sheet to show their interrelationship.
(6) 
All plan information shall be provided in an easy-to-read format. Applicants are encouraged to follow the standard plan format provided in Appendix No. 7.[1]
[1]
Editor's Note: Appendix No. 7 is on file in the Township offices.
B. 
Location and identification:
(1) 
The proposed project name or identifying title.
(2) 
The municipality in which the project is to be located. The location of the boundary shall be shown if the property is located in the vicinity of a municipal boundary line.
(3) 
A location map, drawn to scale, relating the property to at least two intersections of existing road center lines.
(4) 
The name and address of the owner, authorized agent for the land, developer and firm that prepared the plans.
(5) 
Source of title to the land included within the subject application, as shown in the office of the Adams County Recorder of Deeds. Additionally, if the property is subject to an equitable owner, the name, address, and reference to the equity agreement shall be included.
(6) 
The map and lot number assigned to the property by the Adams County Tax Assessment Office.
(7) 
The file or project number assigned by the firm that prepared the plan, the plan date and the date(s) of all plan revisions.
(8) 
A North arrow, a graphic scale and a written scale.
(9) 
The total acreage of the entire existing property.
(10) 
A statement on the plan identifying Chapter 155, Zoning, requirements for the subject property and surrounding land. Additionally, the lot size and/or density, lot coverage, building coverage, and yard requirements of Chapter 155, Zoning, shall be identified for the subject property.
(11) 
A statement on the plan identifying, with applicable date of decision, any existing waivers, variances, special exceptions, conditional uses, and existing nonconforming structures/uses.
(12) 
Plotting of the entire existing tract boundary with bearing and distance. If the landowner is to retain a single lot with a lot area of 10 acres, and no additional improvements are located with the tract, the boundary of the tract may be identified as a deed plotting and may be drawn at any legible scale.
C. 
Existing features:
(1) 
Existing contours, at a minimum vertical interval of two feet for land with average natural slope of 10% or less, and at a minimum vertical interval of five feet for more steeply sloping land. Contours shall be accompanied by the location of the bench mark within or immediately adjacent to the subject property in NAVD 1988 vertical datum. Unless required by the Township for site evaluation, contour data is not necessary beyond the property of the applicant and the areas of improvement. This information is not subject to recording with the office of the Adams County Recorder of Deeds.
(2) 
The names of all immediately adjacent landowners, and the names and plan book record numbers of all previously recorded plans for adjacent projects.
(3) 
The location and description of existing lot line markers and monuments along the perimeter of the entire existing property.
(4) 
The following items shall be identified on the plan when located on the subject property or within 200 feet of the subject property. The Township may require the applicant to provide this information beyond 200 feet of the subject property when the item affects the property.
(a) 
The location and size, including right-of-way/easement, of the existing features, including, but not limited to:
[1] 
Access drives.
[2] 
Alleys.
[3] 
Buildings.
[4] 
Bus stops, street furniture.
[5] 
Carbonate geology.
[6] 
Driveways.
[7] 
Electric transmission lines.
[8] 
Gas and oil transmission lines.
[9] 
Geologic types.
[10] 
Healthy tree masses.
[11] 
Landscaping.
[12] 
Lighting.
[13] 
Off-street loading.
[14] 
Parking facilities.
[15] 
Parkland and equipment.
[16] 
Pedestrian access.
[17] 
Pedestrianways.
[18] 
Quarries.
[19] 
Railroads.
[20] 
Refuse collection stations.
[21] 
Rock outcropping.
[22] 
Sanitary sewer facilities.
[23] 
Soil types.
[24] 
Stormwater facilities.
[25] 
Streets.
[26] 
Street signs, traffic controls.
[27] 
Telephone, cable television.
[28] 
Water supply facilities.
[29] 
Wetlands.
(5) 
Important natural habitats when located within the subject property. For the purpose of this section, "important natural habitats" are defined as areas plotted on the Pennsylvania Natural Diversity Inventory (PNDI) as confirmed extant plant and animal species, and communities that are listed as "Pennsylvania Threatened" or "Pennsylvania Endangered" or have a state rank of S1 or S2.
D. 
Proposed features:
(1) 
Complete description of the center line for all new streets. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc, and chord. The description shall not have an error of closure greater than one foot in 10,000 feet.
(2) 
Lot line dimensions and lot areas for all proposed parcels. The description shall utilize the existing deed lines along existing street rights-of-way.
(3) 
Lot numbers in consecutive order.
(4) 
The location and configuration of the proposed features, including, but not limited to, the following:
(a) 
Access drives.
(b) 
Alleys.
(c) 
Buildings.
(d) 
Bus stops and street furniture.
(e) 
Driveways.
(f) 
Landscaping.
(g) 
Lighting.
(h) 
Off-street loading.
(i) 
Other utilities.
(j) 
Parking facilities.
(k) 
Parkland and equipment.
(l) 
Pedestrianways.
(m) 
Refuse collection stations.
(n) 
Sanitary sewer facilities.
(o) 
Stormwater facilities.
(p) 
Street signs, traffic control.
(q) 
Streets.
(r) 
Water supply facilities.
(5) 
A statement on the plan indicating the proposed total number of lots, units of occupancy, density, minimum lot size, lot coverage, building coverage, types of sanitary sewage disposal, type of water supply, name of authority providing sanitary sewage disposal and water supply (if applicable), and proposed land use; the location of each land use, if several types of uses are proposed. This statement shall also include the criteria needed to calculate off-street parking, lot coverage and other requirements of Chapter 155, Zoning.
(6) 
Easements for utilities, access, stormwater facilities, etc.
(7) 
Building setback lines, with distances from the property and street right-of-way. A typical example may be used to identify side and rear yard setback; however, odd- or unusual-shaped lots shall be plotted with all setback lines.
(8) 
Identification of buildings and other structures to be demolished. Additionally, the schedule for demolition shall be acknowledged on the plan.
(9) 
Typical street cross section for each proposed street, and typical cross section for any existing street, that will be improved as part of the application. Each cross section shall include the entire right-of-way width. Cross sections for improvements to existing streets shall be provided for each fifty-foot station location.
(10) 
Vertical and horizontal alignment on the same sheet for each proposed street, stormwater management facility, sanitary sewer (including manhole numbers), and water distribution system.
(a) 
All street profiles shall show at least the existing (natural) profile along the center line, proposed grade at the center line, and the length of all proposed vertical curves for streets.
(b) 
All water distribution and sanitary sewer systems shall provide manhole locations, size and type of material.
(c) 
This information is not subject to recording with the office of the Adams County Recorder of Deeds.
(11) 
Proposed names for new streets, pavement markings and traffic control devices.
(12) 
Location and material of all permanent monuments and lot line markers, including a note that all monuments and lot line markers are set or indicating when they will be set.
(13) 
A grading plan for all subdivision and land development plans. A grading plan shall identify finished land contours and grading, direction of water movement, surface stormwater conveyance, and storage facilities. This information may be provided on separate sheets and is not subject to recording in the office of the Adams County Recorder of Deeds.
(14) 
A statement on the plan indicating any proposed waivers, special exceptions, conditional uses, or variances. This statement must be revised, upon action on the request to acknowledge the outcome of the requested waiver or variance, prior to recordation of the plan.
(15) 
Identification of any lands to be dedicated or reserved for public, semipublic or community use.
E. 
Reports.
(1) 
Sketch plan. When, in the opinion of the Township, the application significantly impacts the undeveloped portion of the landholding, a plan drawn to the standards of a sketch plan shall identify the future development scheme.
(2) 
Sanitary sewer. When required by the Pennsylvania Sewage Facilities Act, Act 537 of 1966,[2] as amended, a sewer facilities plan revision (plan revision module for land development) or exemption must be submitted.
[2]
Editor's Note: See 35 P.S. § 750.1.
(3) 
Stormwater management plan. Projects that include the installation of impervious or semi-impervious surfaces, diversion or piping of watercourse, removal of ground cover, or excavation shall include the following information:
(a) 
Calculations, assumptions, criteria, and references used in the design of stormwater management facilities, the establishment of capacities, and the predevelopment and post-development peak discharge.
(b) 
For all basins, a plotting or tabulation of the storage volume and discharge curves, with corresponding water surface elevations, inflow, hydrographs, and outflow hydrographs.
(c) 
For all proposed detention and retention basins which hold 87,120 cubic feet or more of water (two acre feet) and have an embankment that is six feet or more in height, soil structures and characteristics shall be provided. Plans and data prepared by a registered professional experienced and educated in soil mechanics shall be submitted. These submissions shall provide design solutions for frost-heave potential, spring-swell potential, soil-bearing strength, water infiltration, soil-settling characteristics, fill and backfilling procedures, and soil treatment techniques as required to protect the improvements or structures.
(d) 
Description of all erosion and sedimentation control measures, temporary as as permanent, including the staging of land moving activities, sufficient in detail to clearly indicate their function. All erosion and sedimentation control measures shall conform to the requirements for the Pennsylvania Department of Environmental Protection, Soil Erosion and Sedimentation Control Manual.
(e) 
Description of an ownership and maintenance program, in a recordable form, that clearly sets forth the ownership and maintenance responsibilities for all temporary and permanent stormwater management facilities and erosion and sedimentation control facilities, which shall include:
[1] 
Description of method and extent of the temporary and permanent maintenance requirements.
[2] 
When maintained by a private entity, identification of an individual, corporation, association, or other entity responsible for ownership and maintenance.
[3] 
When maintained by a private entity, a copy of the legally binding document that provides that the Township shall have the right to:
[a] 
Inspect the facilities at any time.
[b] 
Require the private entity to take corrective measures and assign the private entity reasonable time periods for any necessary action.
[c] 
Authorize maintenance to be done by the Township or an agent or contractor of the Township and the liening of the cost of the work against the properties of the private entity responsible for the maintenance.
[4] 
Establishment of suitable easements for access to stormwater management facilities.
[5] 
An assignment of responsibility to the Township is acceptable only when accompanied by an acknowledgment of the Township's formal acceptance of the responsibility. This document shall be recorded in the office of the Adams County Recorder of Deeds upon issuance of a permit.
(f) 
A Pennsylvania Department of Transportation (PennDOT) highway occupancy permit for any stormwater discharge onto, or stormwater management facility located within, the right-of-way of any state road.
(g) 
Notification from the Pennsylvania Department of Environmental Protection (PA DEP) of approval for all stormwater facilities that are under their jurisdiction.
(4) 
Traffic impact report. A traffic impact report shall be submitted for projects that generate greater than 500 new, average, weekday vehicle trips (total of inbound and outbound) or 50 or more peak-hour trips. In addition to the above, the Board of Supervisors may require a traffic impact report when, in its opinion, the following conditions exist: current traffic problems in the local area (e.g., high accident location, confusing intersection, congested intersection); or the questionable capability of the existing road system to handle increased traffic. The traffic impact report shall be prepared in accordance with PennDOT Publications 201 and 282 and the Institute of Transportation Engineers' (ITE) recommended practice "Traffic Access and Impact Studies for Site Development" and shall conform to the following. At the request of the applicant, the Township may approve a waiver of the traffic impact report and accept either a specific capacity improvement or contribution to the Township of a fee in lieu of a capacity improvement to be made at a future date.
(a) 
Area of traffic impact report. The traffic impact report area shall be based on the characteristics of the surrounding area. The intersections to be included in the report shall be adjacent to the site or have direct impact upon the access to the site. The intersections shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the report. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.
(b) 
Preparation by transportation engineer required. Traffic impact reports shall be prepared by a professional engineer, registered in Pennsylvania, with specific training in traffic and transportation engineering, at least four years' experience related to preparing traffic reports for existing or proposed developments, and sufficient prior traffic study experience to qualify the engineer to render any opinions and recommendations in the study.
(c) 
Horizon year. The traffic forecasts shall be prepared for the anticipated opening year of the development, assuming full build-out and occupancy. The build-out year shall be referred to as the "horizon year" in the remainder of this chapter and shall be a minimum of 10 years.
(d) 
Traffic data, projections and analysis periods. Traffic data used in the report shall not be more than one year old.
[1] 
Estimates of nonsite traffic shall be made and will consist of traffic generated by all other developments within the study area for which preliminary and/or final plans have been approved and traffic from background traffic growth in and around the study area. Nonsite traffic may be estimated using the build-up technique or by way of area transportation plan data or modeled volumes. Background growth compounded annually shall be established using the greater trends or growth rates from PennDOT and the Adams County Planning Commission.
[2] 
Analyses shall be conducted for the a.m. and p.m. peak-hour periods. If the study area includes an intersection on an arterial roadway, or if the proposed development includes retail related uses, then the Saturday peak-hour period shall be analyzed. Where the peak hour of the generator does not coincide with the peak hour of the adjacent street, then the peak hour of the generator shall also be analyzed.
(e) 
Trip generation rates required.
[1] 
The traffic impact report shall include a table showing the categories and quantities of land uses, with the corresponding trip generation rates or equations (with justification for selection of one or the other) and resulting number of trips. The trip generation rates used must be either from the latest edition of Trip Generation by ITE or from a local study of corresponding land uses and quantities. All sources must be referenced in the report. The anticipated types and volumes of truck traffic using the site shall be identified.
[2] 
The methodology for determining trip generations shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the report. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.
(f) 
Consideration of pass-by trips. If pass-by trips or shared trips are a major consideration for the land use in question, studies and interviews at similar land uses must be conducted or referenced.
(g) 
Rate sums. Any significant difference between the sums of single-use rates and proposed mixed-use estimates must be justified in the report.
(h) 
Explanations required. The reasoning and data used in developing a trip generation rate for special/unusual generators must be justified and explained in the report.
(i) 
Definition of influence area.
[1] 
Prior to trip distribution of site-generated trips, an influence area must be defined which contains 80% or more of the trip ends that will be attracted to the development. A market study can be used to establish the limits of an influence area, if available. If no market study is available, an influence area should be estimated based on a reasonable documented estimate. The influence area can also be based on a reasonable maximum convenient travel time to the site or delineating area boundaries based on locations of competing developments.
[2] 
Other methods, such as using trip data from an existing development with similar characteristics, or using an existing origin-destination survey of trips within the area, can be used in place of the influence area to delineate the boundaries of the impact.
(j) 
Estimates of trip distribution required.
[1] 
Trip distribution can be estimated using any one of the following three methods: analogy; trip distribution model; surrogate data.
[2] 
The methodology for determining trip distribution shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the report. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.
[3] 
Whichever method is used, trip distribution must be estimated and analyzed for the horizon year. A multi-use development may require more than one distribution and coinciding assignment for each phase (e.g., residential and retail phases on the same site). Consideration must also be given to whether inbound and outbound trips will have similar distributions.
(k) 
Trip assignments.
[1] 
Assignments must be made considering logical routings, available roadway capacities, left turns at critical intersections, and projected (and perceived) minimum travel times. In addition, multiple paths should often be assigned between origins and destinations to achieve realistic estimates, rather than assigning all of the trips to the route with the shortest travel time. The assignments must be carried through the external site access points and, in large projects (those producing 500 or more additional peak direction trips to or from the site during the development's peak hour), through the internal roadways. When the site has more than one access driveway, logical routing and possibly multiple paths should be used to obtain realistic driveway volumes. The assignment should reflect conditions at the time of the analysis. Assignments can be accomplished either manually or with applicable computer models.
[2] 
The methodology for determining trip assignments shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the report. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.
[3] 
If a thorough analysis is required to account for pass-by trips, the following procedures should be used:
[a] 
Determine the percentage of pass-by trips in the total trips generated.
[b] 
Estimate a trip distribution for the pass-by trips.
[c] 
Perform two separate trip assignments, based on the new and pass-by trip distributions.
[d] 
Combine the pass-by and new trip assignment.
[4] 
Upon completion of the initial site traffic assignment, the results should be reviewed to see if the volumes appear logical, given characteristics of the road system and trip distribution. Adjustments should be made if the initial results do not appear to be logical or reasonable.
(l) 
Total traffic impacts. Traffic estimates for any site with current traffic activity must reflect not only new traffic associated with the site's redevelopment, but also the trips subtracted from the traffic stream because of the removal of a land use. The traffic impact report should clearly depict the total traffic estimate and its components.
(m) 
Analysis.
[1] 
Traffic analyses shall be completed for the existing conditions and opening day/build-out year and horizon year, both without and with development. Analyses may consider proposed roadway improvements only if said improvements have funding committed by the sponsoring agency (i.e., for state projects, this would include only those projects in the current Transportation Improvement Program for Adams County).
[2] 
Capacity analysis must be performed at each of the major street and project site access intersection locations (signalized and unsignalized) within the report area. In addition, analyses must be completed for roadway segments, deemed sensitive to site traffic within the report area. These may include such segments as weaving sections, ramps, internal site roadways, parking facility access points, and reservoirs for vehicles queuing off site and on site. Other locations may be deemed appropriate depending on the situation.
[3] 
The recommended level of service analysis procedures detailed in the most recent edition of the Highway Capacity Manual must be followed. The operational analyses in the Highway Capacity Manual should be used for analyzing existing conditions, traffic impacts, access requirements, or other future conditions for which traffic, geometric and control parameters can be established.
[4] 
Capacity analysis, as defined by the Highway Capacity Manual, is a set of procedures used to estimate the traffic-carrying ability of a facility over a range of defined operational conditions. The capacity analysis uses levels of service (LOS) to describe the operational conditions. A brief description of the various levels of service is presented below. Levels of service are assigned letter designations "A" to "F," with "A" being the most desirable operating condition. An LOS "D" is generally acceptable according to ITE standards.
[5] 
At an unsignalized intersection, the level of service measures the ability for turning traffic to find gaps in the major street traffic flow that permit the successful completion for the desired turning movement.
[6] 
For signalized intersections, the level of service measures the total control delay time per vehicle. Also, the volume-to-capacity ratio relates to the level of service at these facilities. This ratio relates the peak-hour traffic volumes for a facility to a theoretical maximum traffic volume that the facility can carry.
Level of Service
(LOS)
Description
A
A condition of free flow with low traffic density and high maneuverability within the traffic stream. No vehicle waits longer than one signal indication.
B
Stable flow of traffic with negligible impact from other vehicles in the traffic stream. On a rare occasion, drivers wait through more than one signal indication.
C
Still in the zone of stable flow, but ability to select operating speed and maneuverability is restricted. Intermittently, drivers must wait through more than one signal indication and backups may develop behind left-turning vehicles.
D
Approaching instability; drivers are restricted in their freedom to change lanes. Delay of approaching vehicles may be substantial during peak hours.
E
Traffic volumes are near or at capacity on the arterial. Long queues of vehicles may create lengthy delays, especially for left-turning vehicles.
F
Congested conditions of forced traffic flow where travel is slowed by stop-and-go conditions. Queued backups from locations downstream restrict or prevent movement of vehicles out of the approach, creating a storage area during part or all of the peak hour.
Level of Service Characteristics
Unsignalized Intersection
Signalized Intersection
Level of Service
(LOS)
Average Total Delay
(sec/veh)
Expected Delay to Minor Street Traffic
Stopped Delay
(sec/veh)
Expected Problems to Intersection
A
< 10
Little or no delay
< 10
Very low delay
B
> 10 and < 15
Short traffic delays
> 10 and < 20
Stable flow of traffic with minimal delay
C
> 15 and < 25
Average traffic delays
> 20 and < 35
Number of vehicles stopping is significant
D
> 25 and < 35
Long traffic delays
> 35 and < 55
Influence of congestion becomes more noticeable
E
> 35 and < 50
Very long traffic delays
> 55 and < 80
Limit of acceptable delay
F
> 50
Extreme delays; usually warrants improvement to the intersection
> 80
Oversaturated and unacceptable
[a] 
Where an LOS "F" results, the associated delay shall be noted in the study. Utilize existing peak-hour factors and site-specific truck and roadway grade percentages.
[b] 
Traffic signal warrant analyses shall be completed for each unsignalized intersection which is shown to have an approach operating at an LOS "E" or "F."
[c] 
Where existing traffic signals are projected, analyses of the need for signalized left-turn phases shall be completed in accordance with PennDOT Publication 149.
[d] 
Queue length analyses shall be completed for each lane group. The need for acceleration and deceleration lanes shall be presented in the study. The need for right- and left-turn lanes shall also be evaluated. For unsignalized intersections, the ITE Report "Guidelines for Left-Turn Lanes" shall be used as the basis for determining the need for said lanes.
[e] 
Accident data for the most recent three-year period shall be presented and analyzed for trends, type of accidents and causation factors.
(n) 
Required levels of service. The traffic impact report shall identify the improvements necessary to meet the goals of the report. The applicant shall be responsible for the improvements required to meet the goals of the traffic impact report. The goals of the traffic impact report are to:
[1] 
Provide safe and efficient movement of traffic within the site and on surrounding roads.
[2] 
Minimize the impact of the project upon nonsite trips.
[3] 
Not allow the levels of service at intersections currently rated "A" or "B" to be worse than "C."
[4] 
To maintain the current levels of service at intersections with ratings of "C" or lower, and to ensure that the level of service for each specific lane group is maintained at current levels of service or, for LOS "F," the current level of delay.
(o) 
Documentation required. A traffic impact report shall be prepared to document the purpose, procedures, findings, conclusions, and recommendations of the report. The Township may, by waiver, allow an abbreviated traffic impact report when sufficient data is available to identify levels of service and required improvements, provided the applicant contributes a fair share of the improvement cost.
[1] 
The documentation for a traffic impact report shall include, at a minimum:
[a] 
Statement of purpose and objectives.
[b] 
Description of the site and study area. This site description shall include the size and location of existing and proposed land uses, current zoning, project phasing and opening/build-out year; provide a description of the internal transportation system, including proposed vehicular, pedestrian and bicycle circulation, recommendations for traffic control and traffic calming devices and parking conditions; provide a description of the external transportation system to include functional classification, ADT, right-of-way, cartway and shoulder widths, posted speed limits, and intersection controls and channelization.
[c] 
Existing conditions in the area of the development.
[d] 
Recorded or approved nearby development.
[e] 
Trip generation, trip distribution and modal split.
[f] 
Projected future traffic volumes.
[g] 
An assessment of the change in roadway operating conditions resulting from the development traffic.
[h] 
Recommendations for site access and transportation improvements needed to maintain traffic flow to, from, within, and past the site at an acceptable and safe level of service.
[i] 
An estimate of pedestrian trips generated by the proposed development, and a distribution of those trips. Also include a description in the report of pedestrian facilities in and near the proposed development.
[2] 
The analysis shall be presented in a straightforward and logical sequence. It shall lead the reader step by step through the various stages of the process and resulting conclusions and recommendations.
[3] 
The recommendations shall specify the time period within which the improvements should be made (particularly if the improvements are associated with various phases of the development construction) and any monitoring of operating conditions and improvements that may be required.
[4] 
Data shall be presented in tables, graphs, maps, and diagrams wherever possible for clarity and ease of review.
[5] 
To facilitate examination by the Township Planning Commission and Board of Supervisors, an executive summary of one or two pages shall be provided, concisely summarizing the purpose, conclusions and recommendations.
[6] 
The report documentation outlined above provides a framework for site traffic access/impact reports. Some studies will be easily documented using this outline. However, the specific issues to be addressed, local study requirements and the report results may warrant additional sections.
(5) 
Park and recreation report. A park and recreation report is required for developments that generate the demand for greater than two acres of park and open space under § 135-48 of this chapter. The park and recreation report shall be prepared by a certified park and recreation practitioner (CPRP) with the following minimum considerations:
(a) 
Description of the total projected number of residents in their respective age groups.
(b) 
Description of those existing public recreation facilities located within a one-half-mile radius of the site.
(c) 
Description of the adequacy of existing recreation facilities to serve the proposed residents, taking into consideration current usage.
(d) 
Analysis of potential for any recreation facilities to be provided by the developer to accommodate new residents and/or compensate for any anticipated deficiencies of the Township's recreational facilities.
(e) 
Description of any recreation facilities to be provided by the developer.
(f) 
Analysis on the relationship of the proposal to the current Township Comprehensive Plan.
(g) 
Description of responsibility for maintenance of any recreational facilities to be provided by the developer.
(h) 
Description of accessibility of the proposed facilities to general Township residents.
(i) 
Description of any contributions in accordance with § 135-48 of this chapter that the developer plans to make for Township recreation to compensate for expected impacts.
(j) 
Source of standards used in the data presented.
(6) 
Hydrogeologic report. When, in the opinion of the Township, there is a probable likelihood that a project will affect, or be affected by, carbonate geologic hazards, a hydrogeologic report shall be submitted. The hydrogeologic report shall be prepared by an engineer with expertise in hydrogeology, soils and geology and include the following information for areas of proposed grading, construction of buildings and other improvements:
(a) 
The presence of any of the following carbonate features: depressions; fissures; lineaments; faults or air photo fracture traces; ghost lakes occurring after rainfall events; outcrops of bedrock; seasonal high-water tables; sinkholes; soil mottling as defined by a soil scientist; springs; surface drainage entering the ground. Such information shall be supported by an explanation of its source, including the qualifications of the individuals directly responsible for preparing such information.
(b) 
Plan indicating existing and proposed drainage conditions, existing and proposed grading, the locations of existing private and public wells on adjoining properties, and the locations and extent of all proposed uses and improvements.
(c) 
Environmental assessment report containing the following information:
[1] 
Description of existing conditions. Identify the characteristics of the property with respect to geology, topography, groundwater and surface water hydrology, soils, vegetation, and existing improvements and uses.
[2] 
Description of the proposed action. Describe the proposed action, including types, locations and phasing of proposed site disturbances and construction, as as proposed future ownership and maintenance of the property and the proposed improvements.
[3] 
Proposed measures to control potential adverse environmental impacts. Describe all measures proposed by the applicant to control all adverse impacts which may occur as a result of the proposed action.
[4] 
List and qualifications of preparers. The names, addresses, telephone numbers, and qualifications of persons directly responsible for preparing the environmental assessment shall be provided.
(7) 
Fiscal impact analysis. When, in the opinion of the Township, the development may generate a significant impact to the current fiscal characteristic of the Township and/or school district, a fiscal impact analysis shall be submitted. The purpose of the fiscal impact analysis is to compare the public costs and public revenues associated with the development.
(a) 
Services for analysis. The fiscal impact analysis shall estimate the financial impact of the proposed development, the delivery of the following services, including personnel, vehicles, equipment, and housing for:
[1] 
Education.
[2] 
Public works (e.g., roads, sanitary sewer, water supply, drainage systems).
[3] 
Fire and emergency medical services.
[4] 
Police.
[5] 
Code enforcement.
[6] 
General administrative duties.
(b) 
Method of analysis. The fiscal impact analysis may be based upon the per capita, case study, or econometric method of analysis. The Township reserves the right to require the econometric approach when conditions merit a moving analysis of the Township and its development over an extended time.
(8) 
Important natural habitats.
(a) 
All applications that possess an important natural habitat, defined as areas plotted on the Pennsylvania Natural Diversity Inventory (PNDI) as confirmed extant plant and animal species and communities that are listed as "Pennsylvania Threatened" or "Pennsylvania Endangered" or have a state rank of S1 or S2, shall submit a report prepared by a professional biologist, which includes at least the following considerations:
[1] 
Topographic map that identifies those areas of the site that are characterized by any important natural habitats.
[2] 
Written description of the habitat's features and significance at the local, regional, state, and national levels.
[3] 
Letter from the Pennsylvania Natural Diversity Inventory (PNDI) stating that the proposed use takes adequate measures to protect any important natural habitats. The letter should also describe those measures employed and any additional design, construction or use restrictions that would further protect these species. Should it be determined that the site does not contain any important natural habitats, the letter should reflect this finding.
(b) 
If PNDI determines that the site involves an important natural habitat for fish, reptiles and/or amphibians, the applicant shall obtain a letter from the Pennsylvania Fish and Boat Commission. Such letter shall state that the proposed use takes adequate measures to protect any important wildlife habitats. The letter should also describe those measures employed and any additional design, construction or use restrictions that would further protect these species.
(c) 
If PNDI determines that the site involves an important natural habitat for birds, mammals and game, the applicant shall obtain a letter from the Pennsylvania Game Commission. Such letter shall state that the proposed use takes adequate measures to protect any important wildlife habitats. The letter should also describe those measures employed and any additional design, construction or use restrictions that would further protect these species.
(9) 
Environmental protection report. An environmental protection report is required for all subdivision and land development plans, according to the standards specified in Chapter 155, Zoning.
(10) 
Additional studies and reports. The Township may require the applicant to prepare studies and reports that address the proposal's coordination with the existing facilities necessary to service the development and Township according to the standards of this chapter or to the level of service that existed prior to the development.
F. 
Certification and notification:
(1) 
Where the land included in the subject application has an electric, telecommunications or telephone transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the property, the application shall be accompanied by a copy of the right-of-way agreement or a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way lines. This requirement may also be satisfied by submitting a copy of the recorded agreement.
(2) 
A statement by the individual responsible for the data to the effect that the survey, plan and/or other general data are correct. (See Appendix No. 1.[3]) This statement must be placed on both plans and reports.
[3]
Editor's Note: Appendix No. 1 is on file in the Township offices.
(3) 
A copy of the current deed, along with a statement on the plan acknowledging that the subdivision or land development shown on the plan is presented with the consent of the landowner.
(4) 
A statement that a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428),[4] as amended, before any improvements are initiated within a state highway or a street, access drive, or driveway intersection to a state highway is permitted. Approval of this subdivision/land development plan shall in no way imply that a state highway permit can be acquired or that the Township will support, encourage or not oppose the granting of such a permit. It is possible that access to the property from a state highway will not be permitted by the commonwealth, and the property, therefore, cannot be used for the intended purpose. Owners are warned and should govern themselves accordingly, acquiring state permits before purchasing any premises. The applicant shall include Township comments with the submission of a PennDOT highway occupancy permit. Evidence of such submission is required with the preliminary plan submission. Any conditions listed in a permit shall be noted on the plan.
[4]
Editor's Note: See 36 P.S. § 670-420.
(5) 
An application. (See Appendix No. 5.[5])
[5]
Editor's Note: Appendix No. 5 is on file in the Township offices.
(6) 
(Optional) A statement acknowledging Township action. (See Appendix No. 3.[6])
[6]
Editor's Note: Appendix No. 3 is on file in the Township offices.
(7) 
Proof of filing, by registered mail, a notice of the plan to all adjacent property owners.
G. 
Filing fee. The preliminary plan shall be accompanied by a check or money order drawn to Conewago Township in an amount specified on the fee schedule adopted by resolution of the Board of Supervisors and available at the Township Municipal Office.
Final plans shall be prepared by an engineer, land surveyor and/or landscape architect registered in the Commonwealth of Pennsylvania to perform such duties. Land surveyors shall prepare metes and bounds descriptions. Registered engineers with appropriate expertise shall prepare designs that entail engineering. Except for the alternative plan processing procedures in § 135-13, the final plan shall show, be accompanied by, or be prepared in accordance with the following:
A. 
Drafting standard. The same standards are required for a final plan as specified for a preliminary plan in § 135-16A.
B. 
Location and identification. The same standards are required for a final plan as specified for a preliminary plan in § 135-16B.
C. 
Existing features. The same standards are required for a final plan as specified for a preliminary plan in § 135-16C.
D. 
Proposed features. In addition to the following data, the same standards are required for a final plan as specified for a preliminary plan in § 135-16D:
(1) 
Complete description of the center line and right-of-way line for all new and existing streets. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc, and chord. The description shall not have an error of closure greater than one foot in 10,000 feet.
(2) 
Complete description of all lot lines, with accurate bearings and distances, and lot areas for all parcels. Curve segments shall be comprised of arc, chord, bearing, and distance. The description may utilize the existing deed lines or road center lines along existing street rights-of-way. The description shall be prepared to the right-of-way lines along all proposed street rights-of-way. The description shall not have an error of closure greater than one foot in 10,000 feet.
(3) 
Locational dimensions for easements with sufficient detail to provide easy on-site location. Easements which do not follow property lines shall be located by a center-line metes and bounds description.
E. 
Reports. The same standards are required for a final plan as specified for a preliminary plan in § 135-16E. If the reports were submitted with the preliminary plan and the contents are unchanged, they may be submitted by reference, as opposed to full text submission.
F. 
Certification and notification. In addition to the following data, the same standards are required for a final plan as specified for a preliminary plan in § 135-16F:
(1) 
Statement acknowledging final plan approval. (See Appendix No. 4.[1]) This statement must be placed on all sheets which are subject to recording with the office of the Adams County Recorder of Deeds.
[1]
Editor's Note: Appendix No. 4 is on file in the Township offices.
(2) 
Statement acknowledging plan review by the Township Planning Commission. (See Appendix No. 3.[2]) This statement must be placed on all sheets which are subject to recording with the office of the Adams County Recorder of Deeds.
[2]
Editor's Note: Appendix No. 3 is on file in the Township offices.
(3) 
Notice from PA DEP that a sewer facilities plan revision or exemption has been approved.
(4) 
A copy of the current deed, along with a notarized statement on the plan signed by the landowner, duly acknowledged before an officer authorized to take acknowledgment of deeds, to the effect that the subdivision or land development shown on the plan is the act and the deed of the owner, that all those signing are all the owners of the property shown on the survey and plan, and that they desire the same to be recorded. (See Appendix No. 2.[3]) This must be dated following the last change or revision to said plan.
[3]
Editor's Note: Appendix No. 2 is on file in the Township offices.
(5) 
Statement of dedication of streets and other public property, as as the identification of area that is not to be offered for dedication. (See Appendix No. 2.[4])
[4]
Editor's Note: Appendix No. 2 is on file in the Township offices.
(6) 
Deed of dedication to the Township for all areas that are fully improved and offered for dedication to the Township.
(7) 
Submission of a controlling agreement, in accordance with § 135-27B, when an application proposes to establish areas which are not offered for dedication to public use.
(8) 
Such written notices of approval of the Adams County Conservation District, as required by this chapter, including written notices approving the street name, water supply systems, sanitary sewage systems, PA DEP permits, and stormwater runoff to adjacent properties.
(9) 
Copy of the highway occupancy permit for such intersection if a project includes a new street, access drive, or driveway intersection with a state route.
(a) 
In lieu of a permit, the Township may permit the following note to be placed on the plan:
"A highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law," before a driveway access to a state highway is permitted. Access to the state highway shall only be as authorized by a highway occupancy permit."
(b) 
Approval of this subdivision/land development plan shall in no way imply that a state highway permit can be acquired or that the Township will support, encourage or not oppose the granting of such a permit. It is possible that access to the property from a state highway will not be permitted by the commonwealth, and the property, therefore, cannot be used for the intended purpose. Owners are accordingly warned and should govern themselves accordingly, acquiring state permits before purchasing any premises.
(c) 
Any conditions listed in a permit shall be noted on the plan.
(10) 
Statement to accommodate the Adams County Recorder of Deeds information. (See Appendix No. 4.[5])
[5]
Editor's Note: Appendix No. 4 is on file in the Township offices.
(11) 
Improvement guarantees in accordance with Article V.
(12) 
Application. (See Appendix No. 5.[6])
[6]
Editor's Note: Appendix No. 5 is on file in the Township offices.
(13) 
Executed memorandum of understanding which sets forth the responsibilities of all parties regarding the installation and inspection of the required improvements (see sample memorandum available at the Township Municipal Office).
G. 
Filing fee. The final plan shall also be accompanied by a check or money order drawn to Conewago Township in an amount specified on the fee schedule adopted by the resolution of the Board of Supervisors and available at the Township Municipal Office.
As-built plans shall be prepared by an engineer or land surveyor registered in the Commonwealth of Pennsylvania to perform such duties. Land surveyors shall prepare metes and bounds descriptions. Registered professionals with appropriate expertise shall prepare designs that entail their expertise. The as-built plan shall show, be accompanied by, or be prepared in accordance with the following:
A. 
Drafting standard. The same standards are required for an as-built plan as specified for a preliminary plan in § 135-16A.
B. 
Location and identification. The same standards are required for an as-built plan as specified for a preliminary plan in § 135-16B.
C. 
Existing features. The same standards are required for an as-built plan as specified for a preliminary plan in § 135-16C.
D. 
Proposed features. The same standards are required for an as-built plan as specified for a preliminary plan in § 135-16D and a final plan in § 135-17D.
E. 
Reports. If any deviation from the approved drawings alter the findings, conclusions or calculations from the reports required in §§ 135-16E and 135-17E, the as-built plan shall include an amended report. If the reports are unchanged, they may be submitted by reference, as opposed to full text submission.