Township of Silver Spring, PA Information on or with Subdivision and Land Development Plans

The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 feet to the inch. Profile plans shall maintain a ratio of 1:10 vertical to horizontal.

Dimensions for the entire tract 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 a landowner is going to retain a single lot with a lot area that is three times the minimum lot size requirement, the boundary of that lot may be identified as a deed plotting and may be drawn at any legible scale; if the retained lot is less than three times the minimum lot size requirement, its existing perimeter must be described to the accuracy requirements above.

The sheet size shall be 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 5).

Plans shall be legible in every detail to the satisfaction of the Township.

All profile sheets shall include the corresponding horizontal alignment. Utilities and stormwater facilities located in a given area shall be provided on the same sheet to show their interrelationship. All plan information shall be provided in an easy to read format. Applicants are encouraged to follow the standard plan format provided in Appendix No. 6.[1]

Editor's Note: Appendix No. 6 is an attachment to this chapter.

Location and identification. A location map showing the location of the proposed subdivision or land development within its neighborhood context shall be submitted with the information below:

The proposed project name or identifying title.

The municipality in which the project is to be located. If the tract of land is located in the vicinity of a municipal boundary line, the location of the boundary shall be shown.

A location map, drawn to scale, relating the property to at least two intersections of existing road center lines.

The name and address of the owner, authorized agent of the tract, the developer and the firm that prepared the plans.

Source of title to the land included within the subject application, as shown in the office of the Cumberland County Recorder of Deeds. If equitable owner, the name, address and reference to the equity agreement.

The map and lot number assigned to the property by the Cumberland County Tax Assessment Office.

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, including the adjusted tract acreage, of the entire existing tract.

(10)

A statement on the plan identifying the zoning ordinance district for the subject property and surrounding land. Additionally, the lot size and/or density, lot coverage, building coverage, and yard requirements of Chapter 415, Zoning, shall be identified for the subject property.

(11)

A statement on the plan identifying any existing waivers, variances, special exception, conditional use, and existing nonconforming structures/uses.

Existing resources and site analysis plan (ER/SA). For all subdivisions and land developments, an ER/SA plan shall be prepared to provide a comprehensive analysis of existing conditions, both on the proposed development site and within 500 feet of the site. Conditions beyond the tract boundaries may be described based on existing published data available from governmental agencies and from aerial photographs. The following information shall be shown:

Existing natural features.

A vertical aerial photograph at a scale that matches the scale of the ER/SA plan, with property lines shown.

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 within or immediately adjacent to the subject tract and a notation indicating the datum used. Contours plotted from the United States Geodetic Survey may only be used for subdivision plans which require no new streets or other public improvement. Unless required by the Planning Commission for site evaluation, contour data is not necessary beyond the subject property. The United States Geodetic Survey shall be used for bench mark datum. This information is not subject to recording with the Cumberland County Recorder of Deeds.

The location and delineation of wetlands, ponds, streams, ditches, drains, and natural drainage swales, as well as the one-hundred-year floodplains.

Vegetative cover conditions on the property according to general cover type, including cultivated land, permanent grass land, meadow, pasture, old field, hedgerow, woodland and wetland, specimen trees, the actual canopy line of existing trees and woodlands. Vegetative types shall be described by plant community, relative age, and condition. For woodlands, an evaluation shall be submitted meeting the requirements of Subsection C(6) below.

(e)

Soil series, types and phases, as mapped by the United States Department of Agriculture Natural Resources Conservation Service in the published soil survey for Cumberland County, and accompanying data tabulated for each soil relating to its suitability for construction (and, in unsewered areas, for septic suitability). The following soil types shall be specifically identified:

Alluvial soils.

Seasonal high-water table soils.

Hydric soils.

Class I and II agricultural soils.

Soil hydrologic group (i.e., Group A, B, C or D).

(f)

Ridgelines and watershed boundaries.

(g)

Geologic formations, including rock outcroppings, cliffs, sinkholes and fault lines, based on available published information or more detailed data obtained by the applicant.

(h)

Any portion of the tract identified as an important natural habitat in Subsection E(10) below shall include the information required therein.

(i)

A viewshed analysis showing the location and extent of views into the property from public roads and from public parks, public forests, and state gamelands. Significant scenic views from the property shall also be delineated.

Existing man-made features, including:

Location, dimensions and use of existing buildings, driveways and any other man-made features on the site.

Locations of trails that have been in public use (pedestrian, equestrian, bicycle) or are proposed on a Township or Cumberland County open space or greenway plan.

Any easements, deed restrictions, rights-of-way, or any other encumbrances upon the land, including location, size and ownership.

Site features or conditions such as hazardous waste, dumps, underground tanks, active and abandoned wells, quarries, landfills, sand mounds, and artificial land conditions.

(e)

Locations of historic features on the tract, including, but not limited to building, foundations, cellar holes, stone walls, earthworks, and burial sites. An historic features report shall be submitted in accordance with Subsection E(9).

(f)

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

(g)

Concept or preliminary plans for conservation subdivisions shall include documentation of the four step design process set forth in § 360-41. When requested by the Township, the applicant shall submit four separate sheets indicating the delineation of each step of the design process.

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

The following items when located: (a) on the subject tract; (b) within 200 feet of the subject tract; or (c) beyond 200 feet of the subject tract when the item affects the subject tract, as determined by the Township Engineer:

The location, size and name of existing rights-of-way and cartways for streets, access drives, driveways and service streets.

The location and size of the following existing features (e.g., public sanitary sewer facilities, public water supply facilities, fire hydrants, buildings, swales, watercourses, bodies of water, floodplain, wetland and stormwater management facilities which affect stormwater runoff on the subject tract) and any related rights-of-way.

The location and size of existing rights-of-way for electric, telephone, cable television, gas and oil transmission lines and railroads.

The location and size of the existing individual on-lot sanitary sewer disposal facility and water supply facility when located on the subject tract or within 100 feet of the subject tract. Where access to the adjacent lot is not possible, the locations of utilities on such lots may be approximated.

The locations of existing wooded areas or tree lines shall be shown, with a mapping of areas proposed to be removed or maintained. In addition, the locations and general species of individual trees with a trunk diameter of 18 inches or greater shall be shown (other than trees within the wooded areas proposed to be maintained), with a description of whether the tree is proposed to be removed or maintained. Trunk diameter shall be measured at a height of 4.5 feet above the ground level.

For wooded areas and trees proposed to be maintained, the applicant shall provide a written description of methods that will be used to protect the trees during construction, such as placing temporary fencing under the dripline of the tree, to avoid compaction of the root system.

The locations of existing healthy trees with a trunk diameter over 18 inches and wooded areas shall be a major consideration in the location of proposed common open space or parkland and in the location of new buildings and parking areas.

Where building or alteration is proposed on natural slopes of over 15%, the applicant shall prove to the satisfaction of the Township that the removal of healthy trees with a trunk width of over six inches (measured at a height 4.5 feet above the ground level) and other attractive natural vegetation will be minimized.

For buildings that are estimated to be 80 years or older on the tract, in addition to locations as required by Subsection C(2)(e), their locations shall be shown and a description and a photo of the building shall be provided. The applicant shall also describe whether the building is proposed to be maintained, changed in use, renovated or removed. See also Subsection E(9) of this section. The Board of Supervisors shall be authorized to grant a waiver or modification to a requirement of this chapter where the applicant proves such action is needed to assist in preserving a historic building.

Proposed features.

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.

Approximate lot line dimensions and lot areas for all parcels. Along existing street rights-of-way, the description shall utilize the existing deed lines.

Lot numbers in consecutive order.

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. Building elevation drawings shall also be provided.

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 the prevailing Township Zoning Ordinance.

Easements for utilities, access, stormwater facilities, etc.

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 which 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. 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 and sanitary sewer systems shall provide manhole locations, size and type of material. This information is not subject to recording with the Cumberland 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)

In the case of land development plans, a grading plan. The grading plan shall include finished grades and ground-floor elevations. This information may be provided on separate sheets and is not subject to recording in the office of the Cumberland County Recorder of Deeds.

(14)

A statement on the plan indicating any proposed waivers or variances. This statement must be revised, upon action on the request and prior to recordation of the plan, to acknowledge the outcome of the requested waiver or variance.

(15)

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

(16)

For a development in the Conservation Subdivision Overlay (CSO) zone, see § 360-12G, which may allow the deferral of certain submission requirements and certain additional modifications and waivers.

Reports.

Sketch plan. A plan drawn to the standards of a concept plan for the entire landholding when, in the opinion of the Township, the application significantly impacts the undeveloped portion of the landholding. The application will be considered in light of its relationship to the entire landholdings.

Sanitary sewer. A sewer facilities plan revision (plan revision module for land development) or supplement, when required by the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended.[2]

Editor's Note: See 35 P.S. § 750.1 et seq.

Groundwater supply.

A water supply capacity report for projects which propose a groundwater system of greater than 25 residential units (single or cumulative), or commercial uses or industrial uses which propose the single or cumulative groundwater system greater than 7,500 gallons per day.

A water supply capacity report shall be prepared by a professional engineer with expertise in hydrology, soils and geology. The report must demonstrate that the groundwater recharge on the subject property after development, during drought conditions (precipitation at 40% below normal), will exceed the anticipated water usage and that the project will not lower the groundwater table in the area to the extent of decreasing the groundwater supply available to other property below safe levels.

Stormwater. A stormwater management plan in accordance with the Silver Spring Township Stormwater Management Ordinance in effect at the time of filing of the preliminary plan.[3]

Editor's Note: See Ch. 345, Stormwater Management, of this Code.

Steep slope. A steep slope report for all applications involving construction on lands that possess slopes exceeding 25%. Standards for boundary interpretation are provided in § 360-35. The steep slope report shall include the following:

A topographic map of the site which highlights those areas that possess slopes exceeding 25%. Also reflected on this map shall be all existing and proposed site alterations and improvements (e.g., buildings, streets, access drives, driveways, parking compounds, utilities, etc.) that are located within the steep slope area.

Only in those instances where construction and/or modification is proposed to the existing topography and vegetative cover within areas of 25% or greater slope, the applicant shall provide a detailed description of the methods that are being used to:

Protect and stabilize areas that have a high potential for soil erosion;

Accommodate stormwater runoff;

Assure structural safety and minimize harm to the environment associated with construction on steep slopes;

Protect and preserve on-site and off-site valuable natural wildlife, plant habitats, and water quality;

Protect steep slopes on adjoining properties; and

Assure adequate foundations for buildings and/or structures.

Only in those instances where construction and/or modifications to the existing topography and vegetative cover in areas of 25% or greater slopes, the applicant shall provide a soils engineering report. A soils engineering report shall be prepared by a registered professional engineer with expertise in soil, geology and construction. The report shall include:

The nature, types, distribution and stability of the surface and subsurface soils for load bearing, stability and compaction;

Extent, description and location of exposed rock and bedrock;

Erodibility of surface soil; and

Depth to seasonal high-water table.

Traffic impact report. A traffic impact report shall be submitted for all residential land uses which exceed 25 lots or units in whole or in part, nonresidential uses that require more than 50 parking spaces, or upon a determination by the Board of Supervisors that the volume or type of anticipated vehicle movements may adversely impact road conditions. The Board of Supervisors may waive, in whole or in part, the requirement for a traffic impact report at its discretion in accordance with the provisions of Subsection E(6)(f). The purpose of the traffic impact report is to insure that proposed developments do not adversely affect the transportation network, to identify any traffic problems, and to determine traffic problems on Township, county or state roads in the vicinity of the proposed project. The report also will assist in the protection of air quality, the conservation of energy and the safety of the motoring public. The report shall present specific determination of necessary traffic control signing (i.e., stop signs, speed limit signing, warning signs, no-parking signing, etc.), conforming to Title 75, Vehicles, of the Pennsylvania Consolidated Statutes, and applicable Township requirements.

Preparer. The traffic impact report shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience. The requirements, procedures and standards for the report are set forth in Subsection E(6)(c) of this section.

Definitions. The following words and phrases shall have the particular meaning assigned below for this section of the chapter:

LEVEL OF SERVICE

This evaluation is defined in the 1985 Highway Capacity Manual, Special Report 209, as amended, as operational conditions within a traffic stream (or at an intersection approach). Level-of- service also generally describes these conditions in terms of such factors as speed, travel time, freedom to maneuver, traffic interruptions, comfort and convenience and safety. Six levels of service are defined for each type of traffic facility, ranging from A to F.

Level-of-service A indicates free flow;

Level-of-service B indicates stable flow;

Level-of-service C indicates stable, but inhibited, flow;

Level-of-service D indicates high-density, restricted, stable flow;

Level-of-service E indicates operation at or near capacity;

WARRANTS FOR TRAFFIC SIGNAL INSTALLATION

Level-of-service F is indicative of flow breakdown.

MAJOR INTERSECTION

Any intersection where traffic generated by the proposal will have a significant effect on the operation of traffic through the intersection. Where doubt exists, the qualified traffic engineer and/or planner shall seek guidance from the Silver Spring Township Board of Supervisors and/or the Township Traffic Engineer prior to the submission of the study.

QUEUE ANALYSIS

This procedure includes the average queue and maximum queue of vehicles which will be observed in each traffic stream and intersection approach, measured in both feet and vehicles. Various statistical and/or computer models may be applied.

STUDY AREA

This area will extend along all Township, county and state roads serving the development and will extend to all major intersections along all roads within one mile of the site involved. Where doubt exists, the qualified traffic engineer and/or transportation planner will seek guidance from the Silver Spring Township Board of Supervisors or its designee prior to the submission of the study.

TRIP GENERATION

The total count of trips to and from a study site per unit of land use (i.e., acres, dwelling unit, etc.) as established by the most recent edition of the Institute of Transportation Engineers, Trip Generation Report. For land uses not listed in this report or if information is determined through a small sample size, the qualified traffic engineer and/or transportation planner shall seek guidance from the Silver Spring Township Board of Supervisors or its designee prior to the submission of the study.

VOLUME/CAPACITY ANALYSIS

This procedure compares the volume of a traffic facility to its capacity. The procedure described in the 1985 Highway Capacity Manual, Transportation Research Board Special Report 209, as amended, shall be followed.

This is a series of warrants which detail the minimum traffic volume, pedestrian volume or other criteria necessary for the installation of a traffic signal. These criteria are contained in the most recent edition of the Manual on Uniform Traffic Control Devices for Streets and Highways, United States Department of Transportation, Federal Highway Administration.

General requirements and standards. The traffic impact report shall be in the following format and contain the specified information:

Introduction. The objective of this section is to clearly identify the land use and transportation setting for the site and its surrounding area. This section shall include the following four subsections:

Site and study area boundaries. A brief description of the size, location, general terrain features, proposed land uses, construction staging and completion date of the proposed land development. If the development is residential, types of dwelling units and number of bedrooms shall be included. Also, the description shall include probable socioeconomic characteristics of site users with respect to transportation needs of the site (i.e., number of senior citizens).

Existing and proposed site uses. The existing and proposed uses of the site shall be identified in terms of type and zoning classification category.

Existing and proposed nearby uses. A complete description of: the existing land uses in the vicinity of the site, as well as their current zoning, proposed uses for adjacent land, other major existing and proposed land development.

[d]

Existing and proposed roadways and intersections. The description shall contain full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadways (widths and rights-of-way), parking conditions, traffic channelizations, and any traffic signals or other intersection control devices at all intersections within the site. Also, locations for all signing (i.e. speed limits, etc.) shall be shown and verified. This subsection shall describe the entire external roadway system within the study area. Major intersections in the study area shall be identified and illustrated. All existing and proposed public transportation services and facilities documented. All future highway improvements within Silver Spring Township and the study area, including proposed construction and traffic signalization, shall be noted. Improvements from the Pennsylvania Department of Transportation's twelve-year Highway and Bridge Program within Silver Spring Township and the study area shall also be noted. Any proposed or in-place roadway improvements due to proposed surrounding developments shall be noted.

Analysis of existing conditions. This section shall describe the results of the volume/capacity analysis to be completed for the roadways and intersections in the study area under existing conditions as well as any data collection efforts that are required. This section shall include the following three subsections:

Daily and peak hour volumes. Schematic diagrams shall be presented depicting existing traffic volumes for average daily traffic (ADT), the weekday peak highway traffic hour(s) and peak development-generated hour(s), and the Saturday peak traffic hour. All documentation must be contained in the report. Turning movement and mainline volumes shall be presented for all peak hour conditions (weekday a.m. peak, weekday p.m. peak, weekday site-generated and Saturday peak); while only mainline volumes are required for ADT, source and method of computation must be included.

Volume/capacity analysis at critical points. A volume/capacity analysis based upon existing volumes shall be performed during the weekday and Saturday peak traffic hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area.

Levels of service at critical points. Based on the results obtained in the previous section, levels of service are to be determined and presented as in the definition in Subsection E(6)(b).

Analysis of future conditions without the proposed development. This section shall describe the anticipated traffic volumes in the future and the ability of the roadway network to accommodate this traffic without the proposed development. The future year(s) for which projections are made shall be development completion year unless reported otherwise by the Silver Spring Township Board of Supervisors. Factors included within this section include, but are not limited to, background traffic growth expansion and traffic generated by other proposed developments as well as associated improvements. This section shall include the following three subsections:

Daily and peak-hour traffic volumes. This section shall clearly indicate the method and assumptions used to forecast future volumes in order that Township personnel can duplicate these calculations. The schematic diagrams depicting future volumes shall be similar for those described previously in Subsection E(6)(c)[2][a] in terms of location and times (daily and peak hours).

Volume/capacity analysis at critical points. The ability of the roadway system to accommodate future traffic (without the proposed development) is to be described in this section. If roadway improvements or modifications are committed for implementation, the volume/capacity analysis should be presented for these conditions. Periods of analysis shall be presented for these conditions. Periods of analysis shall be the same as those previously performed in Subsection E(6)(c)[2][b].

Levels of service at critical points. Based on the results obtained in the previous section, levels of service are to be determined and presented as in the definition in Subsection E(6)(b).

Trip generation. The estimation of vehicular trips to result from the proposed development shall be completed for average weekday, average Saturday, peak traffic hours during the weekday a.m. and p.m. peak traffic hours, the weekday peak development generated hour and the Saturday peak traffic hour. These development-generated traffic volumes shall be provided for the in-bound and out-bound traffic movements as estimated, and the reference source(s) and methodology followed shall be documented. Any characteristics of the site which may cause particular trip-generation problems shall be noted.

Trip distribution. The direction of approach for site-generated traffic will be presented in this section for the appropriate time periods. As with all technical analysis steps, the basic method and assumptions used in this work must be clearly stated in order that Township officials may replicate these results.

Traffic assignment. This section describes the utilization of study area roadways by site-generated traffic. The proposed traffic volumes shall be combined with anticipated traffic volumes – from Subsection E(6)(c)[3].

[7]

Analysis of future conditions within the proposed development. This section describes, in the below three subsections, the adequacy of the roadway system to accommodate future traffic with development of the site.

Daily and peak-hour traffic volumes. Mainline and turning movement volumes shall be presented, in schematic form, for the highway network in the study area as well as driveways and internal circulation roadways for the appropriate time periods (identified previously).

Volume/capacity analysis at critical points. Similar to Subsection E(6)(c)[2][b] and [3][b], a volume/capacity analysis shall be performed for the appropriate peak hours for future conditions with the site developed as proposed.

Levels of service at critical points. Based upon the results obtained in the previous section, levels of service are to be determined and presented as in Subsection E(6)(c)[2][c] and [3][c].

[8]

Recommended improvements. A description of proposed improvements to remedy deficiencies shall be included in this section. Improvements shall be identified which would replace capacity and/or return predevelopment levels of service conditions. Alternative improvement schemes shall be presented for post-development traffic volumes to operate at a minimum level-of-service D, or in no circumstances at a level of service worse than predevelopment condition. These recommendations shall separately identify committed projects of governmental agencies which were described and independently identified in Subsection E(6)(c) and reflected in the analysis contained in Subsection E(6)(c)[2] and [3]. This section shall include the following three subsections:

Proposed recommended improvements. This section should describe the location, nature and extent of proposed improvements to assure sufficient detail. The listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, speed limit, stop and no-parking sign locations, site access location and design, external roadway and intersection design and improvements and traffic signal installation and operation including phasing and timing. All physical roadway improvements shall be shown in sketches. This listing shall also include, for each improvement: preliminary cost estimates, funding source, timing and likelihood of the improvement implementation and the party responsible for the improvement.

Volume/capacity analysis at critical points. Another iteration of the volume/capacity analysis shall be presented and described which demonstrates the anticipated results of making recommended improvements.

Levels of service at critical points. Based on the results obtained in the previous section, levels of service for the study area with improvements shall be presented.

[9]

Conclusion. The last section of the report shall be a clear concise description of the findings. It is anticipated that this concluding section should serve as an executive summary.

Time of submission. The traffic impact report shall be submitted to the Township with the preliminary plan application. An application for preliminary plan approval shall be deemed incomplete and unacceptable for filing if the traffic study is not included in the submission, and the time period for approval of such plans pursuant to Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508, shall not commence until the report is received by the Township. The design plans for street improvements shall not be submitted to the Pennsylvania Department of Transportation until the plans have been reviewed by the Silver Spring Township Planning Commission, the Silver Spring Township Engineer, and approved by the Silver Spring Township Board of Supervisors. The submittal to PennDOT shall be accompanied by the comments of Silver Spring Township.

(e)

Implementation. The Silver Spring Township Planning Commission, Engineer and Board of Supervisors shall review the traffic impact report to analyze its adequacy in solving any traffic problems that may occur due to the development. If the report of the Township Engineer, in reviewing the traffic study of the developer, makes additional recommendations or recommendations different from that of the traffic consultant of the developer, then the Board of Supervisors may require these added improvements to be completed by and at the cost of the developer, and those added improvements may be attached to the overall land development or subdivision approval as conditions to approval. The Silver Spring Township Board of Supervisors may decide that certain improvements contained in the report, within the study area, are mandatory for development and may attach these as conditions to the approval.

(f)

Waivers. The Board of Supervisors of Silver Spring Township may waive or modify, in whole or in part, the requirement for a traffic impact report or any of the requirements and standards set forth in Subsection E(6)(c) of this section if literal enforcement will exact undue hardship because of peculiar conditions pertaining to the land in question, provided that such waiver or modification will not be contrary to the public interest and that the purpose and interest of this article be observed. In considering any waiver or modification, the Board of Supervisors may consider, in its discretion, but are not limited to considering, such factors as the location of the subject property, its proximity to intersections and major roadways, the size and density of the proposed subdivision or land development, the number and location of proposed accesses to the subject property and the nature of the use proposed.

Park and recreation.

A park and recreation report for residential developments of 50 or more units. Said report shall include the following minimum considerations:

A description of the total projected number of residents in their respective age groups.

A description of those existing public recreation facilities located within a one-half-mile radius of the site.

A description of the adequacy of existing recreation facilities to serve the proposed residents, taking into consideration current usage.

A discussion 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.

A description of any recreation facilities to be provided by the developer.

A discussion on the relationship of the proposal to the prevailing Township Park and Recreation Study.

[7]

A description of responsibility for maintenance of any recreational facilities to be provided by the developer.

[8]

A description of accessibility of the proposed facilities to general Township residents.

[9]

A description of any contributions in accordance with § 360-38 of this chapter that the developer plans to make for Township recreation to compensate for expected impacts.

[10]

Source of standards used in the data presented.

The park and recreation report will be transmitted to the Township Recreation Advisory Council for review.

(8)

Archaeological resources. All applications involving lands identified on the Silver Spring Township Comprehensive Plan's Natural and Cultural Features Map by the Pennsylvania Historical and Museum Commission (PHMC) as containing a potential or known site of archaeological significance shall plot the location of the archaeological resource.

(9)

Historical features.

All applications involving structures or lands that: are listed on the National Register of Historic Places; receive a determination of eligibility from the National Register from the National Park Service; are listed on the Cumberland County Historical Society Register shall be designed to preserve, adaptively reuse, or otherwise provide for the historic features. Modifications and exterior alterations to historic features or sites, or new construction adjacent to historic features, shall be consistent with the Secretary of the Interior's Standards for Rehabilitation of Historic Properties, as published by the National Park Service.

Subdivisions and land developments shall also be designed so that new structures do not block historic views or obstruct the view of historic properties, and new construction shall be consistent with the Secretary of the Interior's Guidelines. If, because of size, construction material, or type of use, a proposed land development or subdivision would jeopardize the historic value of a site or structure, such new construction shall be screened or otherwise visually buffered.

(10)

Important natural habitats. All applications for lands that possess an important natural habitat, as defined herein, shall plot the location of the natural resources. Important natural habitat is defined as follows:

Wetlands, as defined by criteria of the United States Department of Interior, Fish and Wildlife Service; or

Pennsylvania Natural Diversity Inventory (PNDI) confirmed extant plant and animal species and communities that are listed as "Pennsylvania Threatened" or "Pennsylvania Endangered"; or

PNDI-confirmed extant plant and animal species and communities that have a state rank of S1 or S2.

(11)

Carbonate assessment report.

All land developments and subdivisions required by this chapter to provide a carbonate assessment report shall be evaluated by a licensed professional civil engineer with expertise in geotechnical engineering or a licensed professional geologist. Each of said experts will be licensed in their field of expertise by the Commonwealth of Pennsylvania. A list of the engineer's/geologist's qualifications shall be submitted to the Township prior to the commencement of the site evaluation. The Township reserves the right to reject any report that in its opinion was authored by an individual or firm which does not possess the background to properly assess the site conditions as they relate to this chapter. Further, the carbonate assessment report submitted to the Township must be signed by the licensed professional civil engineer with expertise in geotechnical engineering and/or a licensed professional geologist.

The format and content of the carbonate assessment report shall include, but not be limited to, the following:

Statement of purpose. This section shall indicate those standards being addressed in the report and whether the applicant is attempting to demonstrate compliance or justify noncompliance with those specific standards.

Description of existing conditions. This section shall present a description of existing characteristics of the property with respect to geology, topography, groundwater and surface water hydrology, soils, vegetation and existing improvements and uses of property.

A map, at a scale no smaller than one inch equals 100 feet and a contour interval of two feet, indicating the location of the property and all proposed improvements.

The developer/applicant shall submit information for the effected properties, indicating the presence of any of the following carbonate features: depressions, fissures, lineaments, faults, ghost lakes, bedrock, outcrops, sinkholes, seasonal high-water levels, soil mottling, springs, surface drainage entering the ground, disappearing lakes or streams and caverns.

The professional shall prepare a map of the site showing all Karst features or feature indicators. The mapping shall indicate, but shall not be limited to, the following features: closed depressions, open sinkholes, seasonal high-water table indicators, outcrops of bedrock, unplowed areas in plowed fields, surface drainage into ground, and ghost lakes after rainfall.

A recommended plan for the repair or remediation of surface or subsurface features that may impact the proposed development as well as the adjacent improved or unimproved properties.

[7]

The information requested above shall be based upon previously published data and field surveys, which may include test boring, excavation of test pits, air-track probes, and geophysical methods.

In addition to the carbonate assessment report, the developer shall also be required to provide the following information:

A plan indicating the existing and proposed drainage conditions, locations of all proposed private and public sewage disposal systems, and the location of existing private and public water supplies on adjoining properties (within 1,000 feet of applicant's property).

Type, location and phasing of proposed site disturbance and construction, as well as proposed future ownership, utilization and maintenance of the property and the proposed improvements.

Proposed measures to control potential adverse environmental impacts on groundwater quality and stormwater management resulting from the development and utilization of the property to include the installation of a ground source heat pump system.

Plans describing the design and construction of the proposed stormwater management facilities proposed for the project. A description of the minimum requirements is outlined below.

The carbonate assessment report is recommended as part of the concept plan process, but shall be required as part of the preliminary or final plan process. Four copies of the report shall be submitted to the Township. The report shall be reviewed by the Township Engineer and other consultants as designated by the Township. The Township may require additional information to be submitted if it concludes that such information would be instrumental in assessing the proposed development as it relates to this chapter.

(12)

Greenway land management plan. For subdivision and land development applications requiring greenway land:

Using the preliminary plan as a base map, the boundaries, acreage and proposed ownership of all proposed greenway land shall be shown, including a plan containing the following information:

Proposed ownership, use restrictions, limitations on buildings and improvements;

Necessary regular and periodic operation and maintenance tasks and responsibilities for the various forms of greenway lands (i.e., lawns, playing fields, meadow, pasture, cropland, woodlands and other greenway elements) including mowing, control of invasive species, etc.;

Estimate of staffing needs, insurance requirements, and associated costs, and defining the means for funding the maintenance of the greenway land on an ongoing basis. Such funding plan shall include the means for funding long-term capital improvements as well as regular yearly operating, maintenance and capital reserve costs.

Such management plans shall be consistent with the requirements of § 415-30I of Chapter 415, Zoning, of this Code.

Certifications and notifications.

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

A statement by the individual responsible for the data to the effect that the survey, plan and/or other general data are correct (see Appendix No. 1[4]). This statement must be placed on both plans and reports.

Editor's Note: Appendix No. a is an attachment to this chapter.

A statement acknowledging that the subdivision or land development shown on the plan is presented with the consent of the landowner.

A statement that a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945[5] (P.L. 1242, No. 428), as amended, before any improvements are initiated within a state highway, or a street, access drive, or driveway intersection to a state highway is permitted.

Editor's Note: See 36 P.S. § 670-420, the "State Highway Law."

An application.

(Optional) A statement acknowledging Township action (see Appendix Nos. 3 and 4[6]).

Editor's Note: Appendix Nos. 3 and 4 are attachments to this chapter.

Filing fee. The preliminary plan shall be accompanied by a check or money order drawn to Silver Spring Township in an amount specified on the fee schedule adopted by resolution of the Board of Supervisors and available at the Township Building. Additionally, the applicant shall provide the Township with the filing fee established by Cumberland County for review by the County Planning Commission.

Editor's Note: Appendix No. 5 is an attachment to this chapter.

Editor's Note: Appendix No. 3 is an attachment to this chapter.

Editor's Note: Appendix No. 2 is an attachment to this chapter.