A.
Purpose. The submission of a sketch plan application does not constitute
submission of a plan for the purpose of determining approval and is
not subject to Section 508 of the MPC. No legal rights are attached
to the sketch plan. The sketch plan affords the applicant an opportunity
to receive recommendations and guidance from Borough staff, consultants
and the Planning Commission while the project is at an early stage.
The type and quality of information provided with the sketch plan
has a direct nexus to the level of assistance that is provided by
the Borough. The sketch plan should be prepared in accordance with
the guidelines set forth in this section.
B.
Drafting. The plan should be prepared according to the following:
(1)
Clearly and legibly drawn at a typical civil engineering scale
and in no case may be drawn to a scale less than 100 feet to the inch.
(2)
Sheet size should be 24 inches by 36 inches or 30 inches by
42 inches. If the plan is prepared in two or more sections, a key
map showing the location of the sections should be placed on each
sheet. If more than one sheet is necessary, each sheet should be numbered
to show the relationship to the total number of sheets in the plan
(e.g., Sheet 1 of 2).
(3)
Profile sheets should include the horizontal alignment of required
improvements, utilities, and stormwater facilities located in a given
area on the same sheet to show their interrelationship.
C.
Project identification and location data. Where appropriate, the
plan should include the following:
(1)
Proposed project name or identifying title;
(2)
Name of the municipality in which the project is located and
if in the vicinity of a municipal boundary line, identify the location
of the boundary line;
(3)
Location map, drawn to a scale that clearly identifies the relationship
of the property to at least two intersections of existing street center
lines;
(4)
Name. [If a corporation, partnership, etc., provide the full
legal name, type of entity, state of registration/incorporation and
address. (If a post office box, also provide a physical address of
the owner; applicant; authorized agent for the owner and applicant,
if any; and firm that prepared the plans.)]
(5)
Source of title to the land, as shown in the office of the York
County Recorder of Deeds, and if the property is subject to an equitable
ownership, the name, address of the owner, and equity agreement should
be identified;
(6)
Names of all landowners, and names/plan book record numbers
of the last recorded plans for property located within 200 feet of
the subject property;
(7)
Street address and parcel identification number (PIN) assigned
to the property by the York County Tax Assessment office;
(8)
Plan date and date(s) of all plan revisions;
(9)
North arrow, graphic scale, and written scale;
(10)
Total acreage of the existing subject property;
(11)
Zoning Ordinance district designation for the subject property
and surrounding property;
(12)
Relevant zoning district requirements for the subject property;
(13)
Date of decision, relief granted, and conditions imposed for
any existing waivers, variances, special exceptions, conditional uses,
existing nonconforming structures/uses, and previous conditions of
plan and other regulatory approvals that are applicable to the plan
and property;
(14)
Proposed land use, total proposed number of lots, number of
units of occupancy, density, minimum lot size, lot coverage, building
coverage, type of sanitary sewage disposal, type of water supply,
and if applicable, name of authority providing sanitary sewage disposal
and/or water supply;
(15)
Building setback lines, with distances from the property and
street right-of-way;
(16)
Buildings and other improvements to be demolished, and the construction
sequence thereof;
(17)
Approximate lot line dimensions and lot areas for proposed lots;
(18)
Lot numbers for proposed lots in consecutive order;
(19)
Lands to be dedicated or reserved for public or private use;
and
(20)
Vertical aerial photograph enlarged to a scale not less detailed
than one inch equals 400 feet, with the tract boundaries clearly marked.
D.
Existing features. The following existing features should be identified
on the plan, when located on the subject property or within 200 feet
thereof:
(1)
Topography: 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 should be accompanied by the location of the benchmark
within or immediately abutting the subject property and a notation
indicating the datum used. Contours plotted from the York County Geographic
Information System mapping may only be used for plans which require
no new streets, drainage swales, or other public improvements. Ridgelines
and watershed boundaries should be identified.
(2)
Existing land use: all existing land uses on the subject property
and adjoining properties, including across the street.
(3)
Natural features: as applicable, the information required for
enforcement of the Natural Resources District, Floodplain Overlay
District, and Steep Slope Overlay District of the Zoning Ordinance.
(4)
Man-made features: all existing man-made features such as streets,
access drives, driveways, alleys, farm roads, abandoned/paper roads,
street signs/traffic controls, parking/loading facilities, pedestrianways,
buildings, foundations, walls, wells, drainage fields, utilities,
fire hydrants, walls, bus stops, street furniture, lighting fixtures,
refuse collection stations, quarries, aboveground and below-ground
utilities, stormwater management facilities, domestic water supply,
and sanitary sewers.
(5)
Open space/recreation: location of areas that have been in public
use, including, but not limited to, pedestrian, equestrian and bicycle
trails.
(6)
Encumbrances: all easements and any other restrictions or encumbrances
which are filed on record with the York County Recorder of Deeds for
facilities such as stormwater, sanitary sewer, water supply, electric,
telecommunications or telephone transmission line, gas pipeline, or
petroleum products transmission line.
E.
Proposed features. The plan should identify the location of all proposed
features and alteration of features that are included with the application.
Proposed features include the following:
(1)
Access drives, driveways, and alleys;
(2)
Buildings and conceptual building locations;
(3)
Utilities, including but not limited to sanitary sewer, water
and stormwater;
(4)
Landscaping;
(5)
Lighting;
(6)
Off-street loading;
(7)
Parking facilities;
(8)
Refuse collection stations;
(9)
Sidewalks and pedestrian paths;
(10)
Streets;
(11)
Rights-of-way and easements for all purposes;
(12)
Recreational facilities and open space features;
(13)
Streams, ponds, streamside buffers, and other watercourses;
(14)
Proposed names for new streets, pavement markings, and traffic
control devices; and
(15)
Location of each land use, if several types of uses are proposed.
A.
General. The preliminary/final plan application shall be prepared
by an engineer, land surveyor, landscape architect and/or other individuals
registered in the Commonwealth of Pennsylvania to perform such duties.
Metes and bounds descriptions shall be prepared by a land surveyor.
The preliminary/final plan shall show, be accompanied by and be prepared
in accordance with the standards set forth in this section.
B.
Drafting. The plan shall be prepared according to the following:
(1)
Clearly and legibly drawn at a typical civil engineering scale
and in no case may be drawn to a scale less than 100 feet to the inch.
(2)
Sheet size shall be 24 inches by 36 inches or 30 inches by 42
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).
(3)
Plan sheets shall be titled by the type of information being
provided (e.g., cover sheet, existing conditions and demolition plan,
easement plan, grading and drainage plan, landscape plan, lighting
plan, overall site plan, soil erosion and sediment plan, utility plan).
(4)
Profile plans shall maintain a ratio of 1:5 or 1:10 vertical
to horizontal. Profile plans shall identify the vertical and horizontal
alignment for each proposed street, stormwater management facility,
sanitary sewer facility, and water distribution facility, and shall
include:
(a)
Vertical and horizontal alignment on the same sheet;
(b)
Utility structure identification numbers;
(c)
Vertical street alignment;
(d)
Existing (natural) and proposed grades along the street center
line;
(e)
Proposed street grades at the curbline within street intersections
and within the turnaround of culs-de-sac; and
(f)
Such other information as required by the Borough.
C.
Project identification and location data. Where appropriate, the
plan shall identify the following data:
(1)
Proposed project name or identifying title;
(2)
Name of the municipality in which the project is located and
if in the vicinity of a municipal boundary line, identify the location
of the boundary line;
(3)
Location map, drawn to scale, that clearly identifies the relationship
of the property to at least two existing named street center lines;
(4)
Name and address of the owner; applicant; authorized agent for
the owner and applicant, if any; and firm that prepared the plans.
If the name is not a person (e.g., corporation, partnership), the
information shall include the full legal name, type of entity, state
of registration/incorporation, and address (not post office box) of
the principal office;
(5)
Source of title to the land, as shown in the office of the York
County Recorder of Deeds, and if the property is subject to an equitable
ownership, the name, address, and equity agreement shall be identified;
(6)
Names of all landowners, and the name and plan book record numbers
of the last recorded plans for property located within 200 feet of
the subject property;
(7)
Street address and parcel identification number (PIN) assigned
by the York County Tax Assessment office;
(8)
Plan date and date(s) of all plan revisions;
(9)
North arrow, graphic scale, and written scale;
(10)
Vertical aerial photograph that reflects the current surrounding
conditions at a scale not less than 400 feet to the inch; and
(11)
Such other information as required by the Borough.
D.
Existing features. The plan shall identify the following features
when located on or within 200 feet of the subject property. The Borough
may require the applicant to provide this information beyond the prescribed
area when the item affects the property.
(1)
Property boundaries: lot lines, street rights-of-way and easement
lines with distance and bearings. The description shall not have an
error of closure greater than one foot in 10,000 feet. If the landowner
retains 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.
(2)
Topography: existing contours, at a minimum vertical interval
of two feet for land with average natural slope of 10% or less, and
at a minimum vertical interval of five feet for more steeply sloping
land. Contours shall be accompanied by the location of the benchmark
within or immediately abutting the subject property and a notation
indicating the datum used. Ridgelines and watershed boundaries shall
be identified.
(3)
Official Map: areas reserved for public use as depicted on the
Official Map of the Borough.
(4)
Natural and cultural features: areas with natural and cultural
features, including but not limited to:
(a)
Floodplains;
(b)
Riparian buffers;
(c)
Wetlands;
(d)
Wetland buffers;
(e)
Steep slopes;
(f)
Woodlands;
(g)
Historic structures;
(h)
Pennsylvania natural diversity inventory sites (PNDI);
(i)
Area of suspected archaeological significance;
(j)
Individual soil type;
(k)
Watercourses (e.g., creek, stream, spring, pond);
(l)
Rock outcrops;
(m)
Other significant and/or scenic geologic features; and
(n)
Such other information as required by the Borough.
(5)
Man-made features: existing man-made features and any other
information deemed necessary by the Borough:
(a)
Streets, including pavement limits, pavement markings, traffic
control devices, names, and bus stop;
(b)
Access drives, including pavement limits, pavement markings,
traffic control devices, and, when applicable, names;
(c)
Alleys, including pavement limits, pavement markings, and traffic
control devices;
(d)
Driveways;
(e)
Sidewalks and pedestrianways;
(f)
Buildings;
(g)
Off-street parking areasm including pavement limits, pavement
markings and traffic control devices;
(h)
Off-street loading area improvement, including pavement limits,
pavement markings and traffic control devices;
(i)
Stormwater management improvements and easements for stormwater
conveyance and storage facilities, including size, elevations, types
of material and manhole locations and service connections;
(j)
Water and sanitary sewer systems, including manhole locations
and invert elevations, size, type of material, pipe locations, grade
and size, valves, service connections, and fire hydrants;
(k)
Other utility and communication transmission line;
(l)
Outdoor lighting fixtures;
(m)
Surface waters (e.g., swimming pools, ponds and other watercourses);
(n)
Survey monuments and markers; and
(o)
With respect to all of the above, all necessary dimensions and
specifications.
(6)
Open space/recreation: area(s) and improvements that are in
public use, including, but not limited to, parks, athletic fields,
pedestrian, equestrian and bicycle trails.
(7)
Encumbrances: all easements and any other restrictions or encumbrances
which are filed on record with the York County Recorder of Deeds for
facilities such as stormwater, sanitary sewer, water supply, electric,
telecommunications or telephone transmission line, gas pipeline, or
petroleum products transmission line.
(8)
Other: such other information as required by the Borough.
E.
Proposed features. The plan shall identify the location and construction
specifications for all proposed features and alteration of features
that are included with the application. Proposed features include
the following:
(1)
Lot lines, street center line, street right-of-way and easement
lines with dimensions in feet and decimals; bearings shall be in degrees,
minutes and seconds. Descriptions shall read in a clockwise direction.
The description shall not have an error of closure greater than one
foot in 10,000 feet. If the landowner retains a single lot with a
lot area in excess of 10 acres, the boundary of that lot, if permitted
by the Borough, may be identified as a deed-plotting and drawn at
a legible scale.
(2)
Street improvements and rights-of-way, including pavement limits,
pavement markings, traffic control devices, names, and bus stops;
(3)
Typical cross section of the entire street right-of-way for
each proposed street and existing street that are proposed for modification.
A cross section for improvement to an existing street shall be provided
for each fifty-foot station location, unless otherwise specified by
the Borough;
(4)
Access drive improvement, including pavement limits, pavement
markings, traffic control devices, name, and conceptual design of
future access drive improvements and a conceptual design of future
access drives for subdivision plans when required by the Borough;
(5)
Alley improvement and right-of-way, including pavement limits,
pavement markings, and traffic control devices;
(6)
Driveway improvement and conceptual design of future driveway
improvement when required by the Borough for subdivision plans;
(7)
Sidewalk and pedestrianway improvement and right-of-way (if
applicable);
(8)
Building setback lines, isolation distances and other restriction
lines with dimensions;
(9)
Buildings and other improvements to be demolished with construction
sequence for demolition;
(10)
Buildings and conceptual locations of future buildings when
required for subdivision plans;
(11)
Off-street parking areas, including pavement limits, pavement
markings and traffic control device;
(12)
Off-street loading area improvement including pavement, pavement
marking and traffic control device;
(13)
Grading and first floor building elevations;
(14)
Stormwater management improvements and easement for stormwater
conveyance and management facilities, including size and type of material,
manhole locations, etc.;
(15)
Public and on-lot water and sanitary sewer systems, including
manhole locations and inverts, size and type of material, pipe locations,
grade and size, valves, service connections, fire hydrants, wells,
on-lot sewage disposal systems sites, rights-of-way, easements and
all other details required by the Borough and authority specifications,
rules and regulations;
(16)
Other utility and communication transmission lines and rights-of-way;
(17)
Landscaping and detailed specifications;
(18)
Outdoor lighting plan identifying outdoor lighting fixtures
and illumination levels;
(19)
Surface water (e.g., swimming pools, ponds and other watercourses);
(20)
Location and area of lands to be dedicated or reserved for public
or private use;
(21)
Open space areas and recreation areas and with respect to both,
the required improvements to be constructed thereon;
(22)
Survey monuments and markers, including a note that all monuments
and lot line markers are set or indicating when they will be set;
(23)
Rights-of-way and easements for areas that are proposed for
restrictions and encumbrances, including a plan note identifying the
purpose, property rights and obligations area; and
(24)
Areas and facilities intended for dedication or sale to the
Borough or other public entity (example: streets, utilities and other
public property).
(25)
Such other information as required by the Borough.
F.
Plan notes. The plans shall include the following notes and any other
information deemed necessary by the Borough.
(1)
Plan notes as specified in the standard plan notes (available
at the Borough) and other information, including but not limited to:
(a)
Access to state highway;
(b)
Planning Commission signature block;
(c)
Borough Council signature block;
(d)
Certificate of ownership, acknowledgement of plan and offer
of dedication;
(e)
Engineer's/surveyor's certification;
(f)
York County Planning Commission signature block;
(g)
Plan sheet index;
(h)
Zoning data;
(i)
Site data;
(j)
Wetland note;
(k)
Stormwater management notes; and
(l)
General plan notes.
(2)
A listing of all required outside agency permits and approvals.
(3)
Rights and responsibilities for proposed easements and rights-of-way
that are not offered for dedication to the Borough or other government
agency.
(4)
Description of existing waivers, variances, special exceptions,
conditional uses, nonconforming structures/uses, and other regulatory
permits and approvals applicable to the property, including date of
decision, relief granted, and conditions imposed.
(5)
Proposed relief that is necessary for the subject plan (e.g.,
waiver, variance, special exception, conditional use).
(6)
Developer's representation that, to the best of its knowledge:
(a)
The project complies with and is not in violation of any applicable
statutes, rules, regulations, ordinances, or orders of any governmental
entity relating to hazardous wastes or substances with regard to the
ownership or operation of the property;
(b)
The project has not received any request for information, notice
of claim, demand or notification that it is or may be potentially
responsible concerning any investigation or cleanup of any threatened
or actual release of any hazardous wastes or substances at, on about
or under the property;
(c)
The Borough has not become an owner or operator with respect
to the property within the meaning of the Comprehensive Environmental
Response Compensation and Liability Act of 1980,[1] by virtue of holding any easement or right-of-way shown
on this plan.
[1]
Editor's Note: See 42 U.S.C. § 9602 et seq.
A.
General. The preliminary plan application shall be prepared by an
engineer, land surveyor, landscape architect and/or other individuals
registered in the Commonwealth of Pennsylvania to perform such duties.
Land surveyors shall prepare metes and bounds descriptions. The plan
shall show, be accompanied by, or be prepared in accordance with,
the standards set forth in this section.
C.
Project identification and location data. The same standards as required
for a preliminary/final plan in § 194-302.C.
A.
General. The final plan application shall be prepared by an engineer,
land surveyor, landscape architect and/or other individual registered
in the Commonwealth of Pennsylvania to perform such duties. Land surveyors
shall prepare metes and bounds descriptions. The final plan shall
show, be accompanied by, or be prepared in accordance with the standards
set forth in this section.
A.
General. When applicable, the applicant shall submit the following
plans, reports and studies and other information.
(1)
Phase 1 Environmental Site Assessment. A Phase 1 Environmental
Site Assessment shall be provided when, in the opinion of the Borough,
site conditions warrant. The assessment shall conform with the scope
and limitations of the American Society for Testing and Materials
(ASTM) Standard Practice for Environmental Site Assessment Process
(ASTM E-I 527-05), as subsequently amended, and United States Environmental
Protection Agency (U.S. EPA) Title 40 Code of Federal Regulations
Part 312, Standard Practices for All Appropriate Inquiries (40 CFR
312), as subsequently amended.
(2)
Stormwater management report. Stormwater management plans and
reports, prepared in accordance with this chapter.
(3)
Vehicle turning template plan. AASHTO vehicle turning templates
are required for each intersection of streets, access drives, alleys,
off-street parking area and vehicle loading area. The applicant shall
coordinate vehicle turning movements with the appropriate emergency
response personnel. Turning templates for the design vehicles shall
be used to demonstrate the adequacy of the design. Vehicles shall
not encroach into other lanes or impede safe flow of traffic. Standard
design vehicles are as follows:
(a)
Residential access: AASHTO Type "P" vehicle;
(b)
Multifamily residential access: AASHTO Type "SU" vehicle; and
(c)
Commercial access: AASHTO Type "SU" vehicle, unless the proposed
facility warrants the use of a larger design vehicle. Facilities serviced
by larger vehicles shall be designed for the AASHTO Type "WB-62" with
a regular cab tractor, unless the applicant verifies that an alternate
design vehicle is applicable.
(4)
Traffic impact study.
(a)
Submission requirements; waiver.
[1]
A traffic impact study (TIS) shall be submitted for every plan
which involves one or more of the following:
[a]
Generation of greater than 250 new, daily average,
weekday average vehicle trips (total of inbound and outbound);
[b]
Generation of 50 or more new a.m. or p.m. peak
hour trips during the peak hour of the adjacent streets;
[c]
In the opinion of the Borough Council, there are
traffic situations in the local area such as but not limited to high
accident location, confusing intersection, congested intersection;
or
[d]
In the opinion of the Borough Council, there is
questionable capability on the existing road system to handle increased
traffic.
[2]
At the request of the applicant, the Borough has the authority
to approve a waiver of the TIS.
(b)
The TIS shall be prepared in accordance with the latest editions
of PennDOT Publication 46, Traffic Engineering Manual; PennDOT Publication
282, Highway Occupancy Permit Guidelines; Institute of Transportation
Engineers' (ITE) Recommended Practice Traffic Access and Impact
Studies for Site Development; and shall conform to the following subsections.
(c)
Preparation by engineer required. The study shall be prepared
by a professional engineer registered in the Commonwealth of Pennsylvania
with sufficient prior traffic study experience to qualify the engineer
to perform the study and render any opinions and recommendations set
forth therein.
(d)
TIS scope and study area. The TIS scope and study area shall
be based on the characteristics of the surrounding area and the impact
of the plan on the area. The intersections to be included in the TIS
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
Borough Council, with the advice of the Borough Engineer and the traffic
engineer preparing the TIS. The Borough Council shall approve the
TIS scope and study area prior to the commencement of the TIS and
resolve any disputes between the Borough Engineer and the traffic
engineer.
(e)
Opening year. The traffic forecasts shall be prepared for the
anticipated opening year of the development, assuming full build-out
and occupancy.
(f)
Horizon year. The horizon year shall be assumed to be 10 years
after the opening year.
(g)
Traffic data, projections, and analysis periods.
[1]
Traffic data used in the study shall not be more than two years
old.
[2]
Estimates of non-site traffic shall be made, and will consist
of, traffic generated by all other developments within the study area
for which preliminary and/or final plans have been approved and traffic
from background traffic growth in and around the study area. Background
growth compounded annually shall be established using the greater
trends or growth rates from PennDOT and the County Planning Commission.
[3]
Analyses shall be conducted for the a.m. and p.m. peak hour
periods. 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.
(h)
Trip generation rates required.
[1]
The TIS shall include a table showing the categories and quantities
of land uses, corresponding trip generation rates or equations (with
justifications election 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 study.
The anticipated types and volumes of truck traffic using the site
shall also be identified.
[2]
The methodology for determining trip generations shall be mutually
agreed upon by the Borough Council, with the advice of the Borough
Engineer and the traffic engineer preparing the study. The Borough
Council shall resolve any disputes between the Borough Engineer and
the traffic engineer.
(i)
Consideration of pass-by or shared 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.
(j)
Rate sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates must be justified in the TIS.
(k)
Explanations required. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be justified
and explained in the TIS.
(l)
Definition of influence area. 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. 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.
(m)
Estimates of trip distribution required.
[1]
Trip distribution can be estimated using (1) analogy, (2) trip
distribution model, or (3) surrogate data.
[2]
The methodology for determining trip distribution shall be mutually
agreed upon by the Borough Council, with the advice of the Borough
Engineer and the traffic engineer preparing the study. The Borough
Council shall resolve any disputes between the Borough Engineer and
the traffic engineer.
[3]
Whichever method is used, trip distribution must be estimated
and analyzed for the horizon year. A multiuse 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.
(n)
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 Borough Council, with the advice of the Borough
Engineer and the traffic engineer preparing the TIS. The Borough Council
shall resolve any disputes between the Borough Engineer and the traffic
engineer.
[3]
If a thorough analysis is required to account for pass-by trips,
the procedures shall determine the percentage of pass-by trips in
the total trips generated; estimate a trip distribution for the pass-by
trips; perform two separate trip assignments, based on the new and
pass-by trip distributions; and combine the pass-by and new trip assignment.
[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.
(o)
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 TIS should
clearly depict the total traffic estimate and its components.
(p)
Analysis.
[1]
Traffic analyses shall be completed for the existing conditions
and opening 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.
[2]
Capacity analysis must be performed at each of the major street
and project site access intersection locations (signalized and unsignalized)
within the study area. In addition, analyses must be completed for
roadway segments deemed sensitive to site traffic within the study
area.
[3]
The recommended level of service analysis procedures detailed
in the latest 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]
Traffic signal warrant analyses based on the Manual for Uniform
Traffic Control Devices (MUTCD) shall be completed for each unsignalized
intersection which is shown to have an approach operating at a LOS
"E" or "F."
[5]
Where existing traffic signals are projected, analyses of the
need for signalized left-turn phases shall be completed in accordance
with PennDOT Publication 149.
[6]
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 in accordance with PennDOT Publication 46.
(q)
Required levels of service. The TIS shall identify the mitigation
improvements necessary to return any drop in LOS to the without-development
condition. The applicant shall be responsible for the improvements
required to meet PennDOT requirements as may be modified by the Borough
to:
(r)
Documentation required.
[1]
A TIS shall be prepared to document the purpose, procedures,
findings, conclusions, and recommendations of the study. The Borough
may, by waiver, allow an abbreviated TIS when sufficient data is available
to identify levels of service and required improvements, provided
the applicant contributes a fair share of the improvement cost.
[2]
The documentation for a TIS 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 study of pedestrian facilities in and near the
proposed development.
[j]
An executive summary of one or two pages, concisely
summarizing the purpose, conclusions and recommendations.
[3]
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.
[4]
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.
[5]
Data shall be presented in tables, graphs, maps, and diagrams
wherever possible for clarity and ease of review.
[6]
The study documentation outlined above provides a framework
for site traffic access/impact studies. Some studies will be easily
documented using this outline. However, the specific issues to be
addressed, local study requirements and the TIS results may warrant
additional sections.
(5)
Water resources impact report.
(a)
Warrant. A water resources impact study is required when an
application is not under the jurisdiction of the PA DEP or SRBC or
will not be served by public water supplied by an authority (approved
by the Borough) and one or more of the following conditions are met:
[1]
Individual, private on-site wells and distribution systems,
in which lots will rely on groundwater as the primary source of drinking
water, are proposed for use in residential subdivisions containing
three lots or more;
[2]
The nonresidential subdivision contains three lots or more;
or
[3]
A proposed well is intended for nonresidential use (i.e., industrial,
commercial, geothermal heating/cooling, institutional and/or agricultural).
(b)
Report. A report shall be prepared by a qualified professional
geologist registered in the Commonwealth of Pennsylvania. The report
shall include the following:
[1]
Calculations of the projected water needs using the criteria
set forth in the Public Water Supply Manual, Bureau of Water Quality
Management, Publication Number 15, PA DEP, Harrisburg, PA, and Guide
for Determination of Required Fire Flow by the Insurance Services
Office (ISO), as modified;
[2]
Geologic map of the area within a one-mile radius of the study
site;
[3]
Locations of all closed depressions, faults, lineaments, fracture
traces, ghost lakes, sinkholes, caverns, underground shafts, etc.,
within 1/4 mile of the study site;
[4]
Locations of all existing and proposed wells within 1/4 mile
of the study site and of all large withdrawal wells 10,000 gallons
per day or greater within a one-mile radius of the study site;
[5]
Locations of all existing and proposed on-lot septic systems
within 1/4 mile of the study site;
[6]
Locations of all perennial and intermittent streams and all
known point and non-point sources of pollution within 1/4 mile of
the study site;
[7]
Description of the aquifer characteristics underlying the site
and their long-term drought recharge capability based on site-specific
investigation. Analysis is not required to perform pumping tests and
may base the discussion of long-term drought recharge capability on
accepted published data;
[8]
Based on the drought recharge capability and the calculated
daily groundwater withdrawals of the project, a hydrologic budget
shall be estimated for the property itself and for the area within
1/4 mile of the study site;
[9]
A determination, aided by the results of the hydrologic budget,
of whether the potential exists for adverse effects on the hydrologic
environment by the proposed subdivision or land development should
be provided.
[10]
The report should include a statement of qualifications
of the person(s) preparing the study.
[11]
Applications proposing a new centralized water
withdrawal and distribution are subject to the following groundwater
monitoring plan:
[a]
At least one test well shall be constructed for
each community well to be drilled. During construction, the driller
shall keep an accurate geologic log of the type and thickness of rocks
encountered, and of the depth and thickness of all water-bearing zones
encountered and the yield from each water-bearing zone;
[b]
Samples shall be collected every 20 feet during
drilling and at every change in rock type. Each sample shall be placed
in a nonbreakable container and shall be made available to the Borough;
[12]
A pump test shall be conducted on each pumping
well. The following minimum procedures shall apply to the pump test(s):
[a]
Prior to pumping, the static water level shall
be recorded in all wells, including test wells and monitoring wells;
[b]
The test well shall be pumped at a flow rate of
150% of the intended long-term withdrawal for a minimum of 24 hours.
The constant pumping rate shall not deviate more than plus or minus
5%. An interruption of the test pumping shall require extension of
the test period, subject to approval by the Borough;
[c]
Frequency and types of water level measurements
shall comply with PA DEP regulations and guidelines;
[d]
A Theis (or Theis-equivalent) Curve shall be produced
from the pump test, which shall be reviewed by the Borough or its
representative to determine whether discharge rates are to be considered
acceptable. The Theis Curve shall be produced by a professional geologist
registered in the State of Pennsylvania;
[e]
During the pump test, if present, a representative
number of existing wells within 1/4 mile of the study area, and representing
the hydrogeology of the surrounding area around the pumping well and
subject to the approval of the Borough, shall be monitored for changes
in water level;
[f]
Sufficient numbers of monitoring wells shall be
constructed, subject to the approval of the Borough, to allow for
the construction of hydrographs showing a record of well levels before,
during, and after the pumping test;
[g]
A means of accurately measuring the well discharge
shall be provided, subject to approval by the Borough;
[h]
Well discharge shall be directed away from the
wellhead by a method suitable to the Borough and a point suitable
to the Borough, following all applicable PA DEP guidelines;
[i]
Records on the above must be compiled in typewritten
form and provided to the Borough and shall include the following information:
[i]
The name of the driller and the personnel conducting the pump
test.
[ii]
Complete description of the test well or wells to include the
horizontal and vertical dimensions, casing installed, casing details,
and grouting details.
[iii]
List and description of formation samples.
[iv]
Static water level immediately prior to yield testing.
[v]
Hydrograph of depth-to-water surface curing test pumping and
recovery period at the test well(s) showing corresponding pump and
discharge rate in gallons per minute and the time readings were collected.
[vi]
Log of depth-to-water surface of existing and monitoring wells
during test pumping period showing the time readings were taken.
[vii]
Log of depth-to-waer surface of existing and
monitoring wells during test pumping period showing time reading were
taken.
[viii]
Reason for any deviations from the above.
[j]
The water quality of the aquifer should also be
assessed.
[i]
Where no centralized water system is proposed, a minimum of
three groundwater samples, subject to the approval of the Borough,
should be collected. It is preferred that at least one of the samples
be collected from the study site. Groundwater samples should be analyzed,
at a minimum, for pH, total and fecal coliform, and nitrates.
[ii]
Where a centralized water system is proposed, a groundwater
sample should be collected at the conclusion of the pump test, according
to PA DEP guidelines. Groundwater samples should be analyzed, at a
minimum, for pH, total and fecal coliform, and nitrates.
[k]
The Borough may request additional sampling parameters based
upon site conditions.
[13]
If a pump test is included, the report shall include
the test well data. The report shall analyze and interpret all of
the data as to the impact on the groundwater supply and existing wells.
Conclusions shall be drawn from the analysis as to the appropriateness
of the site for the proposed water supply and distribution system.
The credentials of the individual(s) shall be included.
[14]
Submission to the Borough shall include any and
all applications, Reports, or supplemental information submitted to
the PA DEP, Susquehanna River Basin Commission, or other governmental
or quasi-governmental agency.
[15]
An applicant that is required to drill monitoring
wells as part of the report shall provide to the Borough a perpetual
easement access to the monitoring well(s) for the purpose of ongoing
monitoring of water levels in the Borough.
(6)
Additional studies and reports. The Borough may require the
applicant to prepare studies, data and reports that address the proposal's
coordination with the existing facilities necessary to service the
development and Borough according to the standards of this chapter,
or to the level of service that existed prior to the development.
B.
Other information. Prior to application approval, and where applicable,
the application shall include the following information.
(1)
Current deed for the subject property;
(2)
Controlling agreements for easements and rights-of-way that
are not offered for dedication to public use;
(3)
Controlling agreements from adjacent property owners where the
natural drainage discharge is altered;
(4)
When sewage disposal service is individual on-lot sewage disposal
systems, documentation as to the feasibility of on-lot sewage disposal
systems;
(5)
When sewage and/or water service is to be provided by a public
system, notice from the agency, authority, or utility which states
that it can adequately serve the development; and
(6)
Proposed deed restrictions and other covenants.
General: The lot line adjustment plan application shall be prepared according to the final plan standards in § 194-304.
General: The revised final plan application shall be prepared according to the final plan standards in § 194-304.
