The scale and sheet size of sketch plans shall be as required for preliminary plans in § 285-11A(1) and (4). The sketch plan shall show or be accompanied by the following data, legible in every detail and drawn to scale, but not necessarily containing precise dimensions:
A.
Name and address of the developer (if applicable)
and landowner.
B.
Name of the individual and/or the firm that prepared
the plan.
C.
Location map with sufficient information to enable
the Township to locate the property.
D.
North arrow.
E.
Written and graphic scales.
F.
Existing tract boundaries accurately labeled with
the name(s) of adjacent landowner(s), adjacent plan(s) of record and
any utility easements.
G.
Name of the municipality or municipalities in which
the project is located, including the location of any municipal boundary
line(s) if located within the vicinity of the tract.
H.
Significant topographical and man-made features (e.g.,
bodies of water, quarries, floodplains, tree masses, structures, wetlands,
steep slopes, etc.).
I.
Proposed street, parking, building and lot layout.
J.
Proposed land use; if several land uses are proposed,
the location of each land use shall be indicated.
K.
Statement explaining the methods of water supply and
sewage disposal to be used.
L.
A brief narrative of the project.
M.
General location(s) and area(s) necessary for significant
stormwater management facilities (e.g., detention or retention basins).
Preliminary subdivision plans shall be prepared
by an engineer or a surveyor, and preliminary land development plans
shall be prepared by an engineer, a surveyor or a landscape architect.
If the preliminary plan does not include 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. The
preliminary plan shall show, be accompanied by or be prepared in accordance
with the following:
A.
Drafting standards.
(1)
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.
(2)
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.
(3)
The survey shall not have an error of closure greater
than one-foot in 10,000 feet.
(4)
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).
(5)
Plans shall be legible in every detail.
(6)
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.
(7)
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.
B.
Location and identification.
(1)
The proposed project name or identifying title.
(2)
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.)
(3)
The name and address of the owner of the tract (or
his authorized agent), the developer/subdivider, and the firm that
prepared the plans.
(4)
The file or project number assigned by the firm that
prepared the plan, the plan date, and the date(s) of all plan revisions.
(5)
A north arrow, a graphic scale and a written scale.
(6)
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.)
(7)
The total acreage of the entire existing tract.
(9)
The location of existing lot line markers along the
perimeter of the entire existing tract.
(10)
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).
C.
Existing features.
(1)
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.
(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)
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.
(4)
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.
D.
Plan information.
(1)
The layout of streets, alleys and sidewalks, including
cartway and right-of-way widths.
(2)
The layout of lots, with approximate dimensions.
(3)
Block and lot numbers in consecutive order (e.g.,
Block "A," Lots 1 through 10; Block "B," Lots 11 through 22).
(4)
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.
(5)
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).
(6)
Existing and proposed easements, with dimensions and
purpose identified.
(7)
Building setback lines, with distances from the street
right-of-way and property lines.
(8)
Identification of buildings to be demolished or to
remain.
(9)
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.
(10)
Street center line profile, including all geometric
data, for each proposed street shown on the preliminary plan.
(11)
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.
(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]
E.
Certificates, notifications and reports.
(1)
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.
(2)
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.
(5)
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.
(6)
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.
(7)
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.
(8)
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.
(9)
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.
(10)
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]
(11)
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]
F.
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.
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:
A.
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.
B.
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.
C.
Existing features.
(1)
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.
(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)
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.
D.
Plan information.
(1)
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.
(2)
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.
(3)
Block and lot numbers in consecutive order (e.g.,
Block "A," Lots 1 through 10; Block "B," Lots 11 through 22).
(4)
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.
(5)
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).
(6)
An indication of all applicable easements, either
existing or proposed, along with an accurate description of boundary
areas and lines of such easements.
(7)
Building setback lines, with distances from the street
center line and side or rear lot lines.
(8)
Identification of buildings to be demolished and to
remain.
(9)
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.
(10)
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.
(11)
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.
(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)
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]
E.
Certificates, notifications and reports.
(1)
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.
(2)
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.
(3)
Notice from Lancaster County-Wide Communications stating
that the proposed street names are acceptable.
(6)
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.
(7)
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.
(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.)
(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)
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]
(22)
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]
F.
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.
Lot add-on plans shall be prepared by a registered
engineer or surveyor and shall include the following information:
A.
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.
B.
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.
C.
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.
D.
Certificates.
(3)
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.[3])
[3]
Editor's Note: Appendix 5 is located at the
end of this chapter.
(4)
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.
Legislative intent.
(1)
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.
(2)
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.
(3)
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.
B.
Traffic impact study required of certain developments.
(1)
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:
(a)
The proposed subdivision or development is expected
to generate 1,500 or more vehicle trips per day (total inbound and
outbound development traffic).
(b)
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.
(2)
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).
(a)
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.
(b)
The Township encourages the developer to present
a draft traffic impact study to the Township prior to the preliminary
plan.
C.
Traffic study and report required to be submitted
with preliminary plans.
(1)
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.
(2)
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).
(3)
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.
(a)
General requirements.
[1]
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.
[2]
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.
[3]
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.
(b)
Study area characteristics.
[1]
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.
[2]
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.
[3]
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.
[1]
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.
[2]
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.
[3]
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.
[1]
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.
[2]
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.
D.
Final report.
(1)
General.
(a)
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.
(b)
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.
(2)
Contents. The final report will include the following:
(a)
Executive summary which provides a concise description
of the study area, results of the traffic analyses and any recommended
improvements.
(b)
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:
(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.
(3)
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.
E.
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.
(1)
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.
(2)
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.
(3)
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.
(4)
All contributions in lieu of preparation of studies
shall be paid prior to approval of the final plan by the Township.
