The scale and sheet size of sketch plans shall be as required for preliminary plans in § 194-14A. 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 a scale of one inch to 800
feet, 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 Lancaster 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 Lancaster 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.
(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:
|
Access drives
| |
|
Alleys
| |
|
Buildings
| |
|
Bus stops, street furniture
| |
|
Carbonate geology
| |
|
Driveways
| |
|
Electric transmission lines
| |
|
Gas and oil transmission lines
| |
|
Geologic types
| |
|
Healthy tree masses
| |
|
Trees with a trunk over one foot diameter
| |
|
Lighting
| |
|
Off-street loading
| |
|
Parking facilities
| |
|
Parkland and equipment
| |
|
Pedestrian access
| |
|
Pedestrian-ways
| |
|
Quarries
| |
|
Railroads
| |
|
Refuse collection stations
| |
|
Rock outcropping
| |
|
Sanitary sewer facilities
| |
|
Soil types
| |
|
Stormwater facilities
| |
|
Street signs, traffic controls
| |
|
Streets
| |
|
Telephone, cable television
| |
|
Wetland
| |
|
Water supply facilities
|
(4)
Important natural habitats when located within the
subject property. For the purpose of this section, important natural
habitats are defined 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:
|
Access drives
| |
|
Alleys
| |
|
Buildings
| |
|
Bus stops, street furniture
| |
|
Driveways
| |
|
Landscaping
| |
|
Lighting
| |
|
Off-street loading
| |
|
Other utilities
| |
|
Parking facilities
| |
|
Parkland and equipment
| |
|
Pedestrian-ways
| |
|
Refuse collection stations
| |
|
Sanitary sewer facilities
| |
|
Stormwater facilities
| |
|
Street signs, traffic controls
| |
|
Streets
| |
|
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 220, 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.
(a)
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.
(b)
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).
(c)
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. 9.[1]
[1]
Editor's Note: Appendix No. 9 is included at the end of this chapter.
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 a scale of 800 feet to the
inch, 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 Lancaster 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 Lancaster 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.
(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 benchmark
within or immediately adjacent to the subject property and a notation
indicating the datum used. Contours plotted from the Lancaster County
Geographic Information System mapping system may only be used for
plans which require no new streets, drainage swales, or other public
improvements. Unless required by the Township for site evaluation,
contour data is not necessary beyond the property of the applicant.
The United States Geodetic Survey shall be used for benchmark datum.
This information is not subject to recording with the office of the
Lancaster 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:
|
Access drives
| |
|
Alleys
| |
|
Buildings
| |
|
Bus stops, street furniture
| |
|
Carbonate geology
| |
|
Driveways
| |
|
Electric transmission lines
| |
|
Gas and oil transmission lines
| |
|
Geologic types
| |
|
Healthy tree masses
| |
|
Landscaping
| |
|
Lighting
| |
|
Off-street loading
| |
|
Parking facilities
| |
|
Parkland and equipment
| |
|
Pedestrian access
| |
|
Pedestrian-ways
| |
|
Quarries
| |
|
Railroads
| |
|
Refuse collection stations
| |
|
Rock outcropping
| |
|
Sanitary sewer facilities
| |
|
Soil types
| |
|
Stormwater facilities
| |
|
Streets
| |
|
Street signs, traffic controls
| |
|
Telephone, cable television
| |
|
Water supply facilities
| |
|
Wetland
|
(5)
Important natural habitats when located within the
subject property. For the purpose of this section, important natural
habitats are defined 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)
Approximate 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:
|
Access drives
| |
|
Alleys
| |
|
Buildings
| |
|
Bus stops and street furniture
| |
|
Driveways
| |
|
Landscaping
| |
|
Lighting
| |
|
Off-street loading
| |
|
Other utilities
| |
|
Parking facilities
| |
|
Parkland and equipment
| |
|
Pedestrian-ways
| |
|
Refuse collection stations
| |
|
Sanitary sewer facilities
| |
|
Stormwater facilities
| |
|
Street signs, traffic control
| |
|
Streets
| |
|
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 220, 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 Lancaster 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)
Grading plan for all subdivision and land development
plans. Grading shall identify all 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 Lancaster 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.
(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 comply with Chapter 185, Stormwater Management, and 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 postdevelopment 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 well 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 Lancaster County Recorder of Deeds upon issuance
of a permit.
(f)
A Pennsylvania Department of Transportation
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 of approval for all stormwater facilities
that are under their jurisdiction.
(4)
Traffic impact report.
(a)
When required.
[1]
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.
[2]
In addition to the above, the Board of Supervisors
may require a traffic impact report when, in its opinion, the following
conditions exist:
[3]
The traffic impact report shall be prepared
in accordance with PennDOT Publications 201 and 282, ITE's Recommended
Practice "Traffic Access and Impact Studies for Site Development"
and shall conform to the following.
[4]
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.
(b)
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.
(c)
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.
(d)
Horizon year. The traffic forecasts shall be
prepared for the anticipated opening year of the development, assuming
full buildout and occupancy. The buildout year shall be referred to
as the horizon year in the remainder of this chapter, and shall be
a minimum of 10 years.
(e)
Traffic data, projections and analysis periods.
[1]
Traffic data used in the report shall not be
more than one year old.
[2]
Estimates of non-site 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. Non-site 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 trends or growth rates from PennDOT and the Lancaster County
Planning Commission.
[3]
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.
(f)
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.
(g)
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.
(h)
Rate sums. Any significant difference between
the sums of single-use rates and proposed mixed-use estimates must
be justified in the report.
(i)
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.
(j)
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.
(k)
Estimates of trip distribution required.
[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.
(l)
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:
[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.
(m)
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.
(n)
Analysis.
[1]
Traffic analyses shall be completed for the
existing conditions and opening day/buildout 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 TIP).
[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 Township considers the overall level of service
ratings A, B and C to be acceptable; level of service ratings D, E
and F are considered to be unacceptable.
[4]
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.
[5]
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
conditions. A level of service "D" is generally acceptable according
to the Institute of Transportation Engineers standards. 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. 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.
[a]
Level of service 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]
Level of service 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]
Level of service 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]
Level of service D: Approaching
instability; drivers are restricted in their freedom to change lanes.
Delay of approaching vehicles may be substantial during peak hours.
[e]
Level of service 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]
Level of service 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
of all of the peak hour.
|
Level of Service Characteristics
| ||||
|---|---|---|---|---|
|
Level of Service
(LOS)
|
Unsignalized Intersection
|
Signalized Intersection
| ||
|
Average Total Delay, sec/veh
|
Expected Delay to Minor Street
Traffic
|
Stopped Delay, sec/veh
|
Expected Problems to Intersection
| |
|
A
|
Less than or equal to 10
|
Little or no delay
|
Less than or equal to 10
|
Very low delay
|
|
B
|
Greater than 10 and greater than or
equal to 15
|
Short traffic delays
|
Greater than 10 and greater than or
equal to 20
|
Stable flow of traffic with minimal
delay
|
|
C
|
Greater than 15 and greater than or
equal to 25
|
Average traffic delays
|
Greater than 20 and greater than or
equal to 35
|
Number of vehicles stopping is significant
|
|
D
|
Greater than 25 and greater than or
equal to 35
|
Long traffic delays
|
Greater than 35 and greater than or
equal to 55
|
Influence of congestion becomes more
noticeable
|
|
E
|
Greater than 35 and greater than or
equal to 50
|
Very long traffic delays
|
Greater than 55 and greater than or
equal to 80
|
Limit of acceptable delay
|
|
F
|
Greater than 50
|
Extreme delays — usually warrants
improvement to the intersection
|
Greater than 80
|
Oversaturated and unacceptable
|
[6]
Where a level of service F results, the associated
delay shall be noted in the study. Utilize existing peak hour factors
and site specific truck and roadway grade percentages.
[7]
Traffic signal warrant analyses shall be completed
for each unsignalized intersection which is shown to have an approach
operating at a level of service E or F. Where existing traffic signals
are proposed, analyses of the need for signalized left-turn phases
shall be completed in accordance with PennDOT Publication 149.
[8]
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 intersection, the
ITE Report "Guidelines for Left-Turn Lanes" shall be used as the basis
for determining the need for said lanes.
[9]
Accident data for the most recent three-year
period shall be presented and analyzed for trends, type of accidents
and causation factors.
(o)
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 non-site
trips;
[3]
Not allow the levels of service at intersections
currently rated A or B to be worse than C; and
[4]
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.
(p)
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/buildout 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 § 194-46 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 prevailing Township Park and Recreation Study.
(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 § 194-46 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)
Archaeological resources. All applications involving
lands identified by the Pennsylvania Historical and Museum Commission
(PHMC) as containing a potential or known site of archaeological significance
shall require the preparation of a statement by a professional archaeologist,
which includes the following minimum considerations:
(a)
Detailed account of a Phase I survey of archaeological
resources conducted on the site, and its findings. Such survey shall
be conducted only after notification of the Pennsylvania Historical
and Museum Commission (PHMC) and undertaken in a manner specifically
prescribed by the PHMC.
(b)
Letter from the PHMC discussing the archaeological
significance of the site. This letter should also suggest whether
or not further study is warranted. If further study is warranted,
a description of the level of investigation needed should also be
explained.
(c)
Should the PHMC determine that certain portions
of the site can accommodate the proposed use without risking the loss
of archaeological resources contained elsewhere on the site, a detailed
description of the methods that are being used to:
[1]
Prevent the disturbance of archaeologically
significant areas of the site during and following construction of
the proposed use;
[2]
Prohibit grading in the vicinity of archaeologically
significant areas of the site; and
[3]
Orient improvements and activities of the proposed
use away from the archaeologically significant areas that adjoin the
site.
(d)
Detailed description of the plans for disposition
of any archaeologically significant artifacts found, or to be found,
on the site.
(7)
Wetland study.
(a)
When a wetland is identified on an inventory
conducted by a state or federal agency, or the Township suspects the
presence of a wetland, a wetland study shall be performed by a professional
soil scientist, biologist, hydrologist, wetland ecologist, or other
demonstrated qualifications. The Township may require a second study,
at the applicant's expense, by another mutually chosen professional
or a "jurisdictional delineation" by the U.S. Army Corps of Engineers.
(b)
The wetland study shall identify the location
of existing wetland as determined by the standards of either the U.S.
Environmental Protection Agency, U.S. Army Corps of Engineers, PA
DEP, or the U.S. Soil Conservation Service.
(c)
All subdivision and land development plans shall
identify by plan note the wetland study and the location of all wetland
areas.
(8)
Steep slope report. A steep slope report shall be submitted for all applications involving construction on lands that possess slopes exceeding 20%. Standards for boundary interpretation are provided in § 194-42. The steep slope report shall include the following:
(a)
A topographic map of the site which highlights
those areas that possess slopes exceeding 20%. Also reflected on this
map shall be all existing and proposed site alterations and improvements
(e.g., buildings, streets, access drives, driveways, parking compounds,
utilities, etc.) that are located within the steep slope area.
(b)
Only in those instances where construction and/or
modifications are proposed to the existing topography and vegetative
cover within areas of 20% or greater slope, the applicant shall provide
a detailed description of the methods that are being used to:
[1]
Protect and stabilize areas that have a high
potential for soil erosion;
[2]
Accommodate stormwater runoff;
[3]
Assure structural safety and minimize harm to
the environment associated with construction on steep slopes;
[4]
Protect and preserve on-site and off-site valuable
natural wildlife, plant habitats and water quality;
[5]
Protect steep slopes on adjoining properties;
and
[6]
Assure adequate foundations for buildings and/or
structures.
(c)
Only in those instances where construction and/or
modifications are proposed to the existing topography and vegetative
cover within areas of 20% or greater slopes, the applicant shall provide
a soils engineering report. A soils engineering report shall be prepared
by a registered professional engineer with expertise in soil, geology
and construction. The report shall include:
(9)
Historic preservation. Those applications involving
properties listed with the Pennsylvania Historic Site Survey shall
require the preparation of a statement by a commonwealth-registered
architect, which includes the following minimum considerations:
(a)
Topographic map of the site, and any adjoining
historic sites, that highlights existing historic sites and depicts
the proposed use.
(b)
Written description of the site's historic features
and their historic significance at the local, state and national levels.
(c)
Letter from the Historic Preservation Trust
of Lancaster County commenting on the proposed development's impact
on the historic sites contained on or around the site. This letter
should also contain any additional design and/or use recommendations
that would further protect historic resources.
(d)
Architectural renderings of the proposed structures
and descriptions of any architectural treatments that are intended
to complement any important architectural features of historic resources.
Such descriptions shall be analyzed with the following criteria:
[1]
Proportion of building's front;
[2]
Proportion of openings within the building;
[3]
Rhythms of solids to voids in the front;
[4]
Rhythm of spacing of buildings on streets;
[5]
Rhythm of entrance and/or porch;
[6]
Relationship of materials;
[7]
Relationship of texture;
[8]
Relationship of landscaping;
[9]
Paving materials;
[10]
Directional expression of front
elevation;
[11]
Scale;
[12]
Relationship of color;
[13]
Relationship of architectural
details; and
[14]
Relationship of roof shapes.
(e)
Description of any nonstructural site improvements
(buffering, landscaping and screening) that will be used to protect
the integrity of the historic resources.
(10)
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 (areas of Epler, Ontelaunee, Stonehenge, Richland, Snitz Creek, and Millbach Formations), a hydrogeologic report shall be submitted. A Carbonate Areas Map is provided in § 194-48. 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; lineaments; fracture traces; outcrops of bedrock;
sinkholes; springs; fissures; faults or air photo; ghost lakes occurring
after rainfall events; seasonal high water tables; soil mottling as
defined by a soil scientist; 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,
ground 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 well 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.
(11)
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:
(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.
(12)
Important natural habitats. All applications that possess an important natural habitat, as defined in § 194-14C(5), shall submit a report prepared by a professional biologist which includes at least the following considerations:
(a)
Topographic map that identifies those areas
of the site that are characterized by any important natural habitats.
(b)
Written description of the habitat's features
and significance at the local, regional, state, and national levels.
(c)
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
habitat, the letter should reflect this finding.
[1]
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 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.
[2]
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.
(13)
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, telecommunication 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 included at the end of this chapter.
(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), 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.
(a)
Approval of this subdivision/land development
plan shall in no way imply that a state highway permit can be acquired
or that this municipality 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.
(b)
The applicant shall include Township comments
with the submission of a PennDOT highway encroachment permit. Evidence
of such submission is required with the preliminary plan submission.
Any conditions listed in a permit shall be noted on the plan.
(5)
An application (see Appendix No. 6[4]).
[4]
Editor's Note: Appendix No. 6 is included at the end of this chapter.
G.
Filing fee. The preliminary plan shall be accompanied
by a check or money order drawn to East Cocalico 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 § 194-11, 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 § 194-14A.
B.
Location and identification. The same standards are required for a final plan as specified for a preliminary plan in § 194-14B.
C.
Existing feature. The same standards are required for a final plan as specified for a preliminary plan in § 194-14C.
D.
Proposed feature. In addition to the following data, the same standards are required for a final plan as specified for a preliminary plan in § 194-14D:
(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.
Report. The same standards are required for a final plan as specified for a preliminary plan in § 194-14E. 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 § 194-14F:
(1)
Statement acknowledging final plan approval (see Appendix
No. 5[1]). This statement must be placed on all sheets which are
subject to recording with the office of the Lancaster County Recorder
of Deeds.
[1]
Editor's Note: Appendix No. 5 is included at the end of this chapter.
(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 Lancaster County Recorder
of Deeds.
[2]
Editor's Note: Appendix No. 3 is included at the end of this chapter.
(3)
Notice from the 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 included at the end of this chapter.
(5)
Statement of dedication of streets and other public
property, as well as area that is not to be offered for dedication
(see Appendix No. 2).
(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 § 194-25B, when an application proposes to establish areas which are not offered for dedication to public use.
(8)
Such written notices of approval of Lancaster County
Conservation District, as required by this chapter, including written
notices approving the street name, water supply systems, sanitary
sewage systems, DEP permits, and stormwater runoff to adjacent properties.
(9)
Highway occupancy permit.
(a)
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. 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 this municipality 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 Lancaster County
Recorder of Deeds information (see Appendix No. 3[4]).
[4]
Editor's Note: Appendix No. 3 is included at the end of this chapter.
(12)
Application (see Appendix No. 6[5]).
[5]
Editor's Note: Appendix No. 6 is included at the end of this chapter.
G.
Filing fee. The final plan shall also be accompanied
by a check or money order drawn to East Cocalico 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 § 194-14A.
B.
Location and identification. The same standards are required for an as-built plan as specified for a preliminary plan in § 194-14B.
C.
Existing feature. The same standards are required for an as-built plan as specified for a preliminary plan in § 194-14C.
E.
Report. If any deviation from the approved drawings alter the findings, conclusions or calculations from the reports required in §§ 194-14E and 194-15E, 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.
