Article IV Information to be Shown on or Submitted With Subdivision and Land Development Plans

The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet, 80 feet or 100 feet to the inch.

Dimensions and bearings for the perimeter property line of the parent tract on preliminary plans and for the proposed property lines and street right-of-way lines on final plans shall be in feet and decimals and in degrees, minutes and seconds, respectively. Lot line description shall read in a clockwise direction.

The survey shall not have an error of closure greater than one-foot in 10,000 feet.

The sheet size shall be no smaller than 18 inches by 22 inches and no larger than 34 inches by 44 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 the same size and numbered to show the relationship to the total number of sheets in the plan (e.g., Sheet one of five).

Plans shall be legible in every detail.

All street profiles as well as the design of sanitary sewer facilities, water supply facilities and stormwater drainage facilities shall be drawn at a horizontal scale of one inch equals 50 feet and at a vertical scale of one inch equals 10 feet.

The Authority may require drafting standards in addition to those set forth in this chapter. Plans required to be submitted to the Authority should be drawn to the standards required by said Authority.

Location and identification.

The proposed project name or identifying title.

The municipality or municipalities in which the project is being located. (If the tract of land is located in the vicinity of a municipal boundary line, the location of the boundary shall be shown.)

The name and address of the owner of the tract (or his authorized agent), the developer/subdivider, and the firm that prepared the plans.

The file or project number assigned by the firm that prepared the plan, the plan date, and the date(s) of all plan revisions.

A north arrow, a graphic scale and a written scale.

The entire existing tract boundary with bearings and distances. (If a landowner is going 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; if the retained lot has a lot area of 10 or less acres, it must be described to the accuracy requirements of this chapter.)

The total acreage of the entire existing tract.

The district and lot size and/or density requirements of Chapter 340, Zoning.

The location of existing lot line markers along the perimeter of the entire existing tract.

A location map, drawn to scale at a minimum of one inch equal to 2,000 feet, relating the subdivision to at least two intersections of road center lines, including the approximate distance to the intersection of the center lines of the nearest improved street intersection and the limits of any urban growth boundaries as identified in the Comprehensive Plan (as amended).

Existing features.

Existing contours at a minimum vertical interval of two feet for land with average natural slope of 4% 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 and a notation indicating the datum used. Contours plotted from the United States Geodetic Survey will not be accepted.

The names of all immediately adjacent landowners and the names and plan book record numbers of all previously recorded plans for adjacent projects.

Within 200 feet of the subject tract, the location and names of all existing legal rights-of-way for public or private streets or drives, railroads, public or private sewer mains, aqueducts, water mains and feeders, fire hydrants, electric transmission lines, gas transmission lines, oil transmission lines, watercourses and other significant natural or man-made features.

Within the subject tract, the locations, names and dimensions of existing streets and alleys, locations and sizes of existing sanitary sewers and storm drains, domestic water locations, locations and sizes of utilities, all buildings, floodplains, watercourses, approximate locations of all tree masses and acknowledgment of any wetlands or other environmentally sensitive areas.

Plan information.

The layout of streets, alleys and sidewalks, including cartway and right-of-way widths.

The layout of lots, with approximate dimensions.

Block and lot numbers in consecutive order (e.g., Block "A," Lots 1 through 10; Block "B," Lots 11 through 22).

In the case of land developments, the location and configuration of proposed buildings, parking compounds, streets, access drives, driveways and all other significant planned facilities, including any applicable dimensions of such to enable construction of the improvements identified.

Total number of lots, units of occupancy, density and proposed land use (if a multiple land use is proposed, an indication of the location of each land use).

Existing and proposed easements, with dimensions and purpose identified.

Building setback lines, with distances from the street right-of-way and property lines.

Identification of buildings to be demolished or to remain.

Typical street cross-section for each proposed street and typical cross-section for any existing street which will be improved as part of the application. Each cross-section shall include the entire right-of-way width and pavement materials, including section depths.

Street center line profile, including all geometric data, for each proposed street shown on the preliminary plan.

Preliminary design of any bridges, culverts, sanitary sewer facilities, water supply facilities and stormwater drainage facilities. In addition design calculations and construction details shall be submitted as separate data or shown on the plans to support the design of the various facilities.

(12)

A statement on the plan indicating whether the proposed use is a use that is permitted by special exception or conditional use, if any variances from the requirements of the Zoning Chapter are required, or if any amendments to the Zoning Chapter are proposed. Copies of any decisions rendered by the Township Zoning Hearing Board or the Board of Supervisors, as applicable, shall be submitted when the use proposed is a use that is permitted by special exception or conditional use or if a variance has been granted.

(13)

A statement on the plan indicating any existing or proposed waivers granted by the Township.

(14)

Proposed street names.

(15)

An acknowledgment of the storm drainage certificate (see Appendix 4[1]) and conformance with Chapter 270, Stormwater Management, required by § 285-33 of this chapter.

Editor's Note: Appendix 4 is located at the end of this chapter.

(16)

Detailed layout and proposed features of any park area, open spaces or other public/private recreational facilities.

(17)

The location, size and type of proposed street trees which will be provided.

(18)

Where any outdoor lighting will be installed, a lighting plan meeting all applicable requirements of Chapter 340, Zoning, and this chapter.

[Added 3-18-2015 by Ord. No. 270]

(19)

For land within the Agricultural Zone, identification of the parent tract and all subdivisions from the parent tract, including recording reference of each prior plan for the parent tract; the rights of development remaining before the subject plan; and allocation of any development rights remaining after the subject plan.

[Added 3-18-2015 by Ord. No. 270]

(20)

If the development proposes the use of TDRs, identification of the number of TDRs to be used, the purpose of using the TDRs, the section or sections of Chapter 340, Zoning, authorizing the use of the TDRs, and the source of title of the TDRs to be used.

[Added 3-18-2015 by Ord. No. 270]

Certificates, notifications and reports.

Where the preliminary plan covers only a part of the entire landholdings, a sketch of the future street system of the unsubmitted part shall be furnished. The street system of the submitted part will be considered in light of adjustments and connections with future streets in the part not submitted.

Where the land included in the subject application has an electric transmission line, a gas pipeline or a petroleum or petroleum products transmission line located within the tract, the application shall be accompanied by 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.

Certificate, signature and seal of the engineer, surveyor or landscape architect to the effect that the survey and/or plan are correct. (See Appendix 3[2].)

Editor's Note: Appendix 3 is located at the end of this chapter.

(Optional) Certificate for approval by this Township. (See Appendix 6[3].)

Editor's Note: Appendix 6 is located at the end of this chapter.

All traffic studies and reports which may be required for a preliminary plan of the number of dwelling units or nonresidential space contained in the plan by § 285-14, Traffic impact studies, herein.

Where the plan indicates that water will be supplied through a means other than private wells owned and maintained by the individual owners of lots, a copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, from the entity which will provide the public water supply, shall be provided.

Where the plan indicates that sanitary sewer service will be supplied through a means other than a private treatment or disposal facility owned and operated by the individual or group owners of lots, a copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, from the entity which will provide the public sanitary sewer disposal service, shall be provided.

Where the land included in the subject application has the presence or potential presence of sensitive environmental areas (e.g., wetlands, historic structures, etc.), then the appropriate studies as required by any federal, state or local agencies (e.g., Army Corps of Engineers, Department of Environmental Protection, Pennsylvania Historical and Museum Commission, etc.) which address the development impacts shall be submitted.

In the case of a preliminary plan calling for the phased installation of improvements, a schedule shall be filed delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed. Each section in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan unless the Board of Supervisors specifically approves a lesser percentage for one or more of the sections.

Identification of all prior recorded plans for the subject tract, identifying all notes and/or restrictions on such prior recorded plans affecting the current development, together with a verification signed by the design professional that such list is complete and correct.

[Added 3-18-2015 by Ord. No. 270]

Where the land included in the subject tract has an agricultural preservation, woodland or other natural resource easement located within the tract, the plan shall identify the recording reference for such easement and the application shall be accompanied by a letter from the party holding the easement stating any conditions on the use of the land. This requirement may be satisfied by submitting a copy of the recorded agreement.

[Added 3-18-2015 by Ord. No. 270]

Filing fee. The preliminary plan shall be accompanied by a check or money order drawn to the Township in an amount specified on the fee schedule adopted by resolution of Board of Supervisors and available at the Township office.

§ 285-12 Final plans.

Final subdivision plans shall be prepared by an engineer or a surveyor, and final land development plans shall be prepared by an engineer, a surveyor or a landscape architect. The final plan shall show, be accompanied by or prepared in accordance with the following:

Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in § 285-11A of this chapter. If a sketch plan or a preliminary plan has not been submitted of the total land area held by the developer, a sketch plan shall be submitted for all areas which could be available for future subdivision or land development.

Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in § 285-11B of this chapter.

Existing features.

Existing contours, if a preliminary plan was required and the contours identified with the preliminary plan were altered, at a minimum vertical interval of two feet for land with average natural slope of 4% 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 and a notation indicating the datum used. Contours platted from the United States Geodetic Survey will not be accepted. This information may be provided on separate sheets and is not subject to recording with the final plans.

The names of all immediately adjacent landowners and the names and plan book record numbers of all previously recorded plans for adjacent projects.

Within and immediately contiguous to the subject tract, the locations, names and dimensions of existing streets and alleys, the locations and sizes of existing storm drainage facilities, floodplains and all buildings.

Plan information.

Complete description of the center line and the right-of-way line for all new streets. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc and chord.

Lot lines, with accurate bearings and distances, and lot areas for all parcels. Curve segments shall be comprised of arc, chord, bearing and distance. Along existing street rights-of-way the description shall utilize the existing deed lines or road center lines; along all proposed street rights-of-way, the description shall be prepared to the right-of-way lines.

Block and lot numbers in consecutive order (e.g., Block "A," Lots 1 through 10; Block "B," Lots 11 through 22).

In the case of land development plans, the location and configuration of proposed buildings, parking compounds, streets, access drives, driveways and all other significant facilities.

Total number of lots, units of occupancy, density and proposed land use (if a multiple land use is proposed, an indication of the location of each land use).

An indication of all applicable easements, either existing or proposed, along with an accurate description of boundary areas and lines of such easements.

Building setback lines, with distances from the street center line and side or rear lot lines.

Identification of buildings to be demolished and to remain.

Typical cross-section for each proposed street and a typical cross-section for any existing street which will be improved as part of the application. Each cross-section shall include the entire right-of-way width and pavement materials, including section depths.

Final vertical and horizontal alignment for each proposed street, sanitary sewer, storm sewer and water distribution system. 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. All water distribution, storm sewer and sanitary sewer systems shall provide manhole locations and size and type of material. This information may be provided on separate sheets and is not subject to recording with the final plans.

Source of title to the land included within the subject application, as shown by the books of the Lancaster County Recorder of Deeds. In the case where the applicant is claiming equitable ownership of the property, an identification of the agreement by which the applicant is claiming such ownership shall also be included.

(12)

Final street names.

(13)

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.

(14)

A grading plan, which shall include finished grades, contours, direction of stormwater flow, types of soils and ground floor elevations. In all cases proposed grading shall be completed to assure positive drainage away from all structures and eliminate ponding, standing water, property damage or any other undesirable condition. This information may be provided on separate sheets and is not subject to recording with the final plans.

(15)

Identification of any waivers granted by the Township.

(16)

Identification of any lands to be dedicated or reserved for public, semipublic or community use.

(17)

An acknowledgment of the storm drainage certificate (see Appendix 4[1]) required by § 285-33 of this chapter.

Editor's Note: Appendix 4 is located at the end of this chapter.

(18)

Any other information deemed necessary or relevant by the Township for the purposes of protecting or preserving the public health, safety or welfare.

(19)

Where any outdoor lighting will be installed, a lighting plan meeting all applicable requirements of Chapter 340, Zoning, and this chapter.

[Added 3-18-2015 by Ord. No. 270]

(20)

[Added 3-18-2015 by Ord. No. 270]

(21)

[Added 3-18-2015 by Ord. No. 270]

Certificates, notifications and reports.

Notification from the Department of Environmental Protection that approval of the sewer facility plan revision (plan revision module for land development) or supplement has been granted unless a plan revision or supplement is unnecessary.

Where the land included in the subject application has an electric transmission line, a gas pipeline or a petroleum or petroleum product transmission line located within the tract, the application shall be accompanied by 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.

Notice from Lancaster County-Wide Communications stating that the proposed street names are acceptable.

Certificate, signature and seal of the engineer, surveyor or landscape architect to the effect that the survey and/or plan are correct. (See Appendix 3.[2])

Editor's Note: Appendix 3 is located at the end of this chapter.

Certificate for approval of this Township. (See Appendix 8.[3])

Editor's Note: Appendix 8 is located at the end of this chapter.

A statement, duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the landowner, 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 as such. (See Appendix 5.[4]) This must be dated following the last change or revision to said plan. All signatures must be written with black ink.

[4]

Editor's Note: Appendix 5 is located at the end of this chapter.

A statement, duly acknowledged before an officer authorized to take acknowledgments of deeds and signed by all of the record owners of any lot to which land is to be joined by the plan, agreeing that the conveyance is acceptable to such landowners, that they are all of the owners of such lot and that they desire the same to be recorded.

A certificate of dedication of streets and other public property. (See Appendix 5.[5])

[5]

Editor's Note: Appendix 5 is located at the end of this chapter.

Certificate of review of the plan by the County Planning Commission. (See Appendix 10.[6])

[6]

Editor's Note: Appendix 10 is located at the end of this chapter.

Certificate of review of the plan by the Township Planning Commission. (See Appendix 18.[7])

[7]

Editor's Note: Appendix 18 is located at the end of this chapter.

A certificate to accommodate the Lancaster County Recorder of Deeds information. (See Appendix 11.[8])

[8]

Editor's Note: Appendix 11 is located at the end of this chapter.

(12)

A note to be placed on the plan indicating any area that is not to be offered for dedication, if applicable.

(13)

Written approval from the Township that all improvements have been made to the standards of the improvement construction plan or an improvement guarantee has been submitted and was accepted by the Township or the Authority accepting dedication. (See Article V for the administration.)

(14)

Such written notices of approval as required by this chapter, including written notices approving the water supply systems, sanitary sewage systems and stormwater runoff to adjacent properties. (See §§ 285-33 and 285-35 for specific requirements.)

(15)

The submission of a controlling agreement in accordance with §285-27B when an application proposes to establish a street which is not offered for dedication to public use.

(16)

In the case of a plan which requires access to a highway under the jurisdiction of the Pennsylvania Department of Transportation, the inclusion of the following plan note:

"A highway occupancy permit is required pursuant to § 420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State Highway Law," before driveway access to a state highway is permitted. Access to the state highway shall only be as authorized by a highway occupancy permit, and the Township's approval of this plan in no way implies that such permit can be acquired."

(17)

In the case of a plan which requires access to a street, road or highway under the jurisdiction of the Pennsylvania Department of Transportation, highway occupancy permit drawings shall be provided in conformance with § 285-7D(1), Final plan application requirements.

(18)

For all stormwater management facilities that affect an existing watercourse or have an upland drainage area greater than 1/2 square miles, notification from the Department of Environmental Protection of approval or that no approval is required.

(19)

Any other applicable federal, state or local agency permits or approvals that may be required or related to the final plan application.

(20)

In the case of a plan application that may be phased, provide an initial phasing or time schedule for completing all the improvements indicated on the approved preliminary plan.

(21)

[Added 3-18-2015 by Ord. No. 270]

(22)

[Added 3-18-2015 by Ord. No. 270]

Filing fee. The final plan shall also be accompanied by a check or money order drawn to the Township in an amount specified on the fee schedule adopted by resolution of the Board of Supervisors and available at the Township office.

§ 285-13 Lot add-on plans.

Lot add-on plans shall be prepared by a registered engineer or surveyor and shall include the following information:

Drafting standards. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in § 285-11A of this chapter.

Location and identification. The same standards will be required for a lot add-on as specified for a preliminary plan in § 285-11B of this chapter.

Plan information. The same standards shall be required for a lot add-on plan as specified for a final plan in § 285-12D of this chapter.

Certificates.

Certificate, signature and seal of the engineer, surveyor or landscape architect to the effect that the survey and/or plan are correct. (See Appendix 3.[1])

Editor's Note: Appendix 3 is located at the end of this chapter.

Certificate for approval by this Township. (See Appendix 9.[2])

Editor's Note: Appendix 9 is located at the end of this chapter.

Editor's Note: Appendix 5 is located at the end of this chapter.

A statement, duly acknowledged before an officer authorized to take acknowledgment of deeds and signed by the owner of the receiving tract, to the effect that the conveyance as shown on the plan is in accordance with the intent of the landowner, that all those signing are all of the owners of the property shown on the plan, and that they desire the same to be recorded as such. (See Appendix 5.[4])

[4]

Editor's Note: Appendix 5 is located at the end of this chapter.

A certificate to accommodate the Lancaster County Recorder of Deeds information. (See Appendix 11.[5])

[5]

Editor's Note: Appendix 11 is located at the end of this chapter.

§ 285-14 Traffic impact study (TIS).

Legislative intent.

The Board of Supervisors recognizes that the development of land within the Township presents both benefits and challenges. Each development displays unique circumstances. Without proper information, neither the developer nor the Township may gauge the actual effect of the development upon the surrounding area, including the existing road network, and how the surrounding area and existing road network may affect safe and convenient access to or use of the property to be developed. Information is vital to enable developments to be designed in a manner which will insure adequate, safe and convenient access and prevent adverse consequences to neighboring properties or existing public facilities.

Section 503(2)(i) of the Municipalities Planning Code expressly authorizes the Township to include provisions within this chapter to insure that the layout and arrangement of developments shall conform to the Township Comprehensive Plan and to any regulations or maps adopted to implement the Comprehensive Plan. The Township has included urban growth boundaries in its Comprehensive Plan and desires to coordinate development with adjoining municipalities and to consider the regional impact of development. The Municipalities Planning Code, § 503(2)(ii), further authorizes the Township to include in this chapter provisions for insuring that streets in and bordering a proposed development shall be coordinated and shall be of such widths and grades and in such locations as necessary to accommodate prospective traffic and facilitate fire protection.

It is the legislative intent of this Township to require developers to prepare a traffic study to determine whether adequate, safe and convenient access is available to the development site, and, if not, what improvements must be made by developers to provide adequate safe and convenient access. It is also the intent of the Township in requiring the traffic study to insure that the internal traffic system of the development is designed in a manner which will not adversely impact or unduly burden the existing transportation network, access to adjoining properties or planned improvements.

Traffic impact study required of certain developments.

Traffic impact studies are conducted to enable the Township to identify the potential impacts of a proposed subdivision or development and determine any roadway improvements necessary to provide an acceptable level of service. These studies are to be conducted during the initial stages of the review and approval process in order to adequately consider the impacts the additional traffic will have on the local transportation network. Not all subdivision or development projects will have a significant enough impact to require a traffic impact study. The use of engineering judgment is necessary in making this determination and consideration should be given not only to changes in projected traffic volume but also safety or capacity deficiencies which could impact the roadway system. At a minimum, a traffic impact study should be performed when either of the following conditions is satisfied:

The proposed subdivision or development is expected to generate 1,500 or more vehicle trips per day (total inbound and outbound development traffic).

The proposed subdivision or development is expected to generate 50 or more vehicle trips that are newly generated peak direction trips to or from the site.

In all cases, a traffic impact study will be conducted when, in the opinion of the Township, the subdivision or development is expected to have a significant impact on the safety and/or traffic flow of the affected roadway(s).

The number of vehicle trips shall be computed based upon all phases of the development, and the required traffic impact study shall be completed and submitted with the first phase. Failure to submit the required study with the first phase of development, when subsequent phases are planned, shall constitute a violation of this chapter and the Township may avail itself of any and all remedies provided by the Municipalities Planning Code, including the refusal to issue any permits or approvals necessary for further development of the tract.

The Township encourages the developer to present a draft traffic impact study to the Township prior to the preliminary plan.

Traffic study and report required to be submitted with preliminary plans.

When it has been determined that a traffic impact study is required for a proposed subdivision or development, it shall be the responsibility of the applicant to ensure the study is conducted and a final report submitted in accordance with these guidelines. The traffic impact study and final report shall be prepared under the supervision of a qualified and experienced transportation engineer with specific training in traffic and transportation engineering.

The conduct of the traffic impact study must be in cooperation with and coordinated with the appropriate local and state officials. Of special importance is the need to work closely with the involved officials in determining the improvements which are to be implemented on the affected roadway(s).

When requested by the applicant, the Township will perform a "procedural review" of the draft traffic impact study report. This review will be limited to insuring the proper procedures have been used and adequate documentation has been provided in accordance with the requirements of these guidelines. This "procedural review" is intended to provide the study preparer with guidance on the adequacy of the study in meeting the requirements of these guidelines and will not address the adequacy or appropriateness of the recommended improvements.

General requirements.

The traffic impact study (TIS) will be conducted using currently accepted traffic engineering practices and procedures. The use of computer programs to conduct the required analyses is acceptable; provided, the programs reflect the most current provisions of the analysis procedure upon which they are based. Recommended geometric or traffic operations improvements must meet or exceed all applicable PADOT and local minimum design criteria.

The TIS engineer will be responsible for the collection of all information and data required to support the TIS effort. At the developer's request, the Township will make available appropriate information and data which will assist in the TIS effort. When additional traffic counts are required for the TIS, the engineer shall collect such data to include average daily traffic (ADT) volumes and peak hour turning movement volumes on an average week day, as well as on Saturday or Sunday, if required, as defined in PADOT's Publication 201. Traffic data may not be older than three years.

The procedures and requirements outlined in these guidelines are intended to provide a basic framework for the conduct of a TIS. Additions or modifications to this framework may be made provided such changes are approved by the Township.

Study area characteristics.

The limits for the study area should be based upon engineering judgment and a knowledge of the existing traffic conditions in the vicinity of the proposed subdivision or development. The area must be of sufficient size to include the key roadway corridors and critical intersections which may be impacted by the proposed site traffic. Designation of the study area boundaries shall be a cooperative effort between the TIS engineer, Township and PADOT. In those instances where agreement cannot be reached on the boundaries, the Township will establish the boundaries to be used for the TIS. Designation of the future design year(s) as the basis for the study will be made by the Township dependent on the timing and/or phasing of the proposed project. The design year is the anticipated opening of a development assuming full build out and occupancy.

Existing and proposed land uses in the study area must be considered in the TIS. This consideration must include not only the current/proposed zoning of the various tracts within the study area, but also the specific use for the development site. Where the current/proposed land use of the site is being modified, an analysis of the proposed changes should be made to determine the extent to which traffic volumes for the site will be modified.

Characteristics of the study area roadway network, intersections and the proposed site access point(s), to include geometrics and traffic control need to be identified as part of the TIS. Included in this identification will be all driveways adjacent to or across from the proposed site access point(s). In addition, all committed roadway and traffic operational improvements to the study area network, which will occur during the designated time period on which the TIS is based, are to be identified. Committed improvements are those improvements within the study area which are proposed and for which funds have been allocated to be installed by other developers and/or governmental agencies.

(c)

Traffic analysis.

The study area roadway network is to be analyzed for safety and capacity sufficiency for three separate conditions: existing network conditions, future network conditions without the proposed development and future network conditions with the proposed development. For each of the three conditions the following analyses shall be completed:

[a]

Average daily traffic (ADT) volumes and turning movement volumes for all critical intersections within the study area shall be determined for the AM peak hour, PM peak hour and the proposed development peak hour, which may be Saturday or Sunday, if other than either the AM or PM peak hour of the network.

[b]

The effectiveness of the traffic control (e.g., stop signs or traffic signals) at all critical intersections will be evaluated by approach in terms of vehicle stops and delays.

[c]

Gap studies will be conducted at the proposed site access points to evaluate the need for signal control, turn prohibitions or additional site access points to reduce the left turn volume to and from the site driveway(s).

[d]

Queue length analyses will be completed to evaluate the potential for a backup of traffic from controlled intersections which could impact other intersections including access points to the proposed development.

[e]

Accident history within the past five years on the streets adjacent to the proposed development and at intersections within the study area.

[f]

Existing nonmotorized vehicle travel patterns shall be studied. Proposed improvements shall accommodate these patterns in such a manner to provide safe and convenient travel patterns for nonmotorized vehicles during and after construction of the proposed development. For further information on nonmotorized vehicles the applicant should contact the County Planning Commission which has prepared a study entitled "Nonmotorized Vehicle Study," dated February 1994.

[g]

An analysis of the volume and capacity of the network and all critical intersections will be conducted utilizing the most current Highway Capacity Manual procedures. Levels of service will be determined and documented.

The analysis of the existing roadway and intersection conditions in the study area will be based upon the current geometric conditions and traffic control operations. This analysis will serve as a basis for determining the current adequacy of the roadway network and to document any deficiencies.

The analysis of the future conditions without the proposed subdivision or development will document the adequacy of the study area network to accommodate traffic in the design year(s) without the proposed development. This analysis must include a full consideration of all committed roadway improvements to the study area network when determining the expected levels of service.

[4]

For the analysis of the future conditions with the proposed subdivision or development, one of the key factors will be the total projected site generated traffic and its distribution on the study area network. The study preparer must fully document the methodology which is used to complete this effort and provide sufficient information such that the Township can verify the results. In addition, care must be taken to ensure that adequate consideration is given to that portion of the already projected future network traffic which will utilize the proposed development access points.

(d)

Improvement recommendations.

The overall goal of this section will be to detail necessary improvements to the study area roadway network which will provide for a level of service and delay for the design year or years for phased projects with the development which is at least equivalent to the projected level of service and delay for the design year(s) without the proposed subdivision or development. Based upon a comparison of the traffic analysis for the future conditions with and without the proposed subdivision or development, roadway and traffic operational improvements which will support this goal are to be identified and analyzed. These improvements may include both on-site and off-site roadway and traffic operational changes as determined by the preceding analyses.

In developing the proposed improvements, the study preparer is to consider the following:

[a]

All highway capacity evaluations shall consider not only the overall intersection level of service and delay but also evaluate each approach and movement to identify any substandard values which need to be improved.

[b]

The improvements shall provide an estimated delay which will be no worse than the delay for the design year without the proposed subdivision or development.

[c]

Where new intersections are being established to serve as access to the proposed development, these intersections must be designed to at least operate at Level of Service C or better.

[d]

For access points to the proposed development, which are not proposed to be controlled by a traffic signal, an analysis will be completed to determine the design details for a separate left turn lane on the adjoining highway.

[e]

For access points to the proposed development and any major intersection, where traffic signal control may be required or is being proposed, a traffic signal warrant analysis shall be performed in accordance with the requirements of PADOT's Publication 201. A left turn lane shall be provided and an analysis shall be completed to determine the type of signal phasing required.

[i]

The final recommended study area network with proposed improvements will also be subjected to all the traffic analyses which are required under the previous sections of these guidelines. These analyses will serve to determine the "adequacy" of the improvements. If the improvements are determined to be inadequate additional improvements shall be recommended and designed for implementation by the developer.

Final report.

General.

A final report must be prepared to document the results of the traffic impact study and the recommended improvements to accommodate the projected traffic due to the proposed subdivision or development. Since this report will be reviewed by Township officials with varying levels of technical expertise, the report must be presented in a format and context which can be understood by both technical and nontechnical parties.

The presentation of data and analyses results should, preferably, be accomplished on either schematic diagrams of the study area, or through the use of charts and/or tables. All sources of data and methodologies which were used in the TIS (including computer programs) must be properly referenced and documented. Any modifications to the referenced procedures must be properly documented to enable a review of the appropriateness of the modification.

Contents. The final report will include the following:

Executive summary which provides a concise description of the study area, results of the traffic analyses and any recommended improvements.

Description of the proposed subdivision or development site to include a map showing the site's location in regards to the region and the area roadway network.

(c)

Schematic diagram/map of the designated study area showing all major highways and critical intersections.

(d)

Results of the traffic analyses for the three traffic conditions. At a minimum, the following data must be shown for each of the three conditions:

ADT and intersection turning movement counts.

Levels of service and delay.

Projected traffic distribution and network assignment for the proposed site.

(e)

Recommended improvements to the study area network to include preliminary cost estimates, proposed implementation schedule and expected levels of service and delay for the recommended network.

Review procedures. Five copies of the final TIS report shall be submitted for review and approval with the preliminary plan application. Reports which do not contain the required information or indicate that the study was not done in accordance with the requirements of these guidelines will be returned to the applicant for correction and resubmission.

Contribution in lieu of preparation of studies. If a developer believes that the preparation of traffic study and report required herein is not warranted, he/she may request the Board of Supervisors to waive the preparation of such study and report and shall make a contribution of the estimated sum necessary to defray the costs of improvements which would be recommended by such studies. The minimum contribution shall be $350 per dwelling unit or residential lot in a residential subdivision or land development or $1.50 per square foot of usable building floor area in a commercial, industrial or institutional subdivision or land development.

The developer of any commercial, industrial or institutional subdivision or land development shall provide the Township with a certification of the usable building floor area to be constructed for the purpose of determining the contribution in lieu of preparation of studies.

This contribution in lieu of preparation of studies provided for herein shall be in addition to all charges imposed by the Authority for tapping and connection fees and shall be in addition to all other review, inspection and other fees or charges imposed by the Township and/or the Authority, and all sums otherwise agreed to be paid by the developer.

The developer shall enter into an agreement with the Township setting forth the contribution in lieu of preparation of studies to be paid and the studies to be waived by the Township. All such agreements shall be in a form satisfactory to the Township Solicitor.