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