[Ord. 147, 1/10/2008]
Where a sketch plan is required under this chapter, the scale
and sheet size of the sketch plans shall conform to the requirements
for preliminary plans in §§ 22-402.B(1) and 22-402.B(4).
The sketch plan shall show or be accompanied by the following data,
legible in every detail and drawn to scale, but not necessarily containing
precise dimensions:
A.
Name and address of the developer (if applicable) and landowner.
B.
Name of the individual and/or the firm that prepared the plan.
C.
Location map with sufficient information to enable the Board of Supervisors
to locate the property.
D.
North arrow.
E.
Written and graphic scales.
F.
Existing tract boundaries accurately labeled with the name(s) of
adjacent landowner(s) and adjacent plan(s) of record.
G.
Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within the vicinity of the tract.
H.
Significant topographical and man-made features, e.g., bodies of
water, quarries, floodplains, tree masses, structures and suspected
wetlands (as determined from the Allegheny County Soil Survey or DEP).
I.
Location and width of all proposed streets, alleys, street names
and approximate grade, rights-of-way, and easements, proposed lot
lines with approximate dimensions, proposed minimum building lines
for each street, playgrounds, public buildings, public areas, historical
sites and parcels of land proposed to be dedicated or reserved for
public use.
J.
Proposed land use; if several land uses are proposed, the location
of each land use shall be indicated.
K.
Statement explaining the methods of water supply and sewage disposal
to be used.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, §§ 9,
10]
Preliminary subdivision plans and/or land development plans
shall be prepared by an engineer or surveyor, licensed to practice
in the Commonwealth of Pennsylvania. The preliminary plan shall show,
be accompanied by or be prepared in accordance with the following:
A.
Application Requirements. All preliminary plan applications shall
include the following:
(1)
Application Forms. Twelve copies of the preliminary plan application
form prepared from time to time by the Township.
(2)
Preliminary Plans. Three full-scale copies and 12 half-scale
copies of the preliminary plan. All plans shall be either black on
white or blue on white paper prints.
(3)
Notifications and Certifications. Three copies of all notifications
and certifications which are not provided on the preliminary plan.
(4)
Reports. Three copies of all reports required by § 22-402.F(3).
(5)
Narrative. Three copies of a detailed narrative describing the
proposed project and what action is being requested from the Township.
B.
Drafting Standards.
(1)
The plan shall be clearly and legibly drawn at a scale of 10
feet, 20 feet, 30 feet, 40 feet, 50 feet, 60 feet or 100 feet to the
inch.
(2)
Dimensions shall be in feet and decimals; bearings shall be
in degrees, minutes and seconds.
(3)
The survey shall not have an error of closure greater than one
foot in 10,000 feet.
(4)
The full-scale sheet size shall be no smaller than 18 inches
by 22 inches and no larger than 24 inches by 36 inches, while the
half-scale sheet size shall be 11 inches by 17 inches. If the plan
is prepared in two or more sections, a key map showing the location
of the sections shall be placed on each sheet. If more than one sheet
is necessary, each sheet shall be the same size and numbered to show
the relationship to the total number of sheets in the plan (e.g.,
sheet one of five).
(5)
If the plan is presented on multiple sheets, a reduced scale
drawing showing the entire development on a single sheet shall be
provided. The drawing shall be legible in every detail and may be
drawn at any standard scale.
(6)
Plans shall be legible in every detail.
C.
Location and Identification.
(1)
The proposed project name or identifying title.
(2)
Name of the municipality or municipalities in which the project
is located, including the location of any municipal boundaries if
located within the vicinity of the tract.
(3)
The name and address of the owner of the tract (or his authorized
agent), the developer/subdivider and the firm that prepared the plans.
(4)
The file or project number assigned by the firm that prepared
the plan, the plan date and the date(s) of all plan revisions.
(5)
A north arrow, graphic scale and written scale.
(6)
The entire existing tract boundary with bearing and distances.
(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;
if the retained lot has a lot area of 10 or less acres, it must be
described to the accuracy of the requirements of this chapter. In
the case of lot consolidation plans, the boundary of the receiving
tract shall also be identified as a deed plotting and may be drawn
at any standard scale.
(7)
The total acreage of the entire existing tract.
(8)
The location of existing lot line markers along the perimeter
of the entire existing tract.
(9)
The district, lot size and/or density requirements of this chapter.
(10)
A location map, drawn to scale, relating the subdivision or
land development to at least two intersections of street center lines,
including the distance to the intersection of center lines of the
nearest improved street intersection.
(11)
Source of title, deed book page, plan book (if applicable) and
tax map number.
(12)
Copies of all deeds and covenants for all lots, tracts, parcels,
etc., involved in the proposed subdivision or land development.
(13)
Where an applicant is requesting an exemption from the road
improvement requirements pursuant to § 22-602.1.L(5), the
applicant shall provide a separate plan of the parent tract for the
lot or lots involved in the subdivision or land development as it
existed on or before January 10, 2008, including the location of all
lots subdivided from the parent tract since then. This separate plan
shall be certified as accurate by the surveyor or engineer preparing
the plan.
D.
Existing Features.
(1)
Existing contours shall be shown at a minimum vertical interval
of one foot for land with average natural slope of 3% or less, two
feet for land with average natural slope between 3% and 20% and at
a minimum vertical interval of five feet for more steeply sloping
land. Contour interval may be adjusted based upon horizontal scale
with concurrence of the Township Engineer. Contours shall be accompanied
by the location of the bench mark and a notation indicating the datum
used. The datum used by the applicable public water or public sewer
service provider shall be used in all plans indicating connection
to the provider's public sewer system or public water system.
Contours plotted by interpolation of the United States Geodetic Survey
7.5 feet mapping will not be accepted.
(2)
The names of all adjacent landowners, both adjoining and across
existing rights-of-way along with the plan book record numbers of
all previously recorded plans for adjacent properties.
(3)
The following items when located within 200 feet of the subject
tract:
(a)
The location and name of existing rights-of-way and cartways
for private or public streets, alleys and driveways.
(b)
The location of the following features and any related right-of-way:
sanitary sewer mains, water supply mains, fire hydrants, buildings
and stormwater collection, conveyance and management facilities.
(c)
The location of existing rights-of-way and easements for electric,
gas and oil transmission lines, and railroads.
(d)
Significant environmental or topographic features such as flood
plains, wetlands, quarry sites, solid waste disposal areas, historic
structures, cemetery or burial sites, archaeological sites, highly
erosive soils or wooded areas, historic structures, cemetery or burial
sites, archaeologic sites or highly erosive soils.
(4)
The following items, when located within the subject tract:
(a)
The location, name and dimensions of existing rights-of-way
and cartways for streets, alleys and driveways.
(b)
The location and size of the following features and related
rights-of-way, sanitary sewer mains, water supply mains, fire hydrants,
buildings and stormwater management facilities.
(c)
The location of existing rights-of-way for electric, gas and
oil transmission lines and railroads.
(d)
The size, capacity and condition of the existing stormwater
management system, and the preliminary sizing of any other facility
that may be used to convey storm flows.
(e)
The location and size of existing on lot sewage systems and
wells.
(f)
Significant environmental or topographic features, such as floodplains,
quarry sites, solid waste disposal areas, historic structures, cemetery
or burial sites, archaeological sites or highly erosive soils.
E.
Plan Information.
(1)
The layout of streets, alleys and sidewalks, including cartway
and right-of-way widths.
(2)
The layout of lots with approximate dimensions.
(3)
Block and lot numbers in consecutive order (e.g., Block "A,"
Lots 1 through 10; Block "B," Lots 11 through 22).
(4)
The location and configuration of proposed buildings, parking
compounds, streets, alleys, driveways, common open space, recreational
areas and all other significant planned facilities.
(5)
Total number of lots, units of occupancy, density and proposed
land use. If a multiple land use is proposed, the location of each
land use shall be indicated.
(6)
Easements and rights-of-way.
(7)
Building setback lines and building envelope.
(8)
Identification of buildings to be demolished.
(9)
Typical street cross section for each proposed public or private
street, any existing street which will be improved as part of the
application and any access drives or parking compounds. Each cross
section shall include the entire right-of-way width.
(10)
Street center-line profile for each proposed public or private
street shown on the preliminary plan, including corresponding center-line
stationing.
(11)
The preliminary design of the proposed sanitary sewer mains
and water supply mains and facilities. This information shall include
the approximate size, vertical location and horizontal location, if
applicable.
(12)
The locations of all proposed utilities including gas, electric,
telephone and cable TV.
(13)
Stormwater management data and plans designed in accordance with the Township Stormwater Management Ordinance [Chapter 26, Part 1]. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board of Supervisors shall make the final determination on the design criteria, methodology and form of presentation.
(14)
A statement on the plan indicating any zoning amendment, conditional
use, special exception or variance previously granted, if applicable.
(15)
A statement on the plan indicating any existing or proposed
waivers (including all conditions imposed) granted by the Board of
Supervisors.
(16)
Proposed street names.
(17)
A table indicating the existing zoning district, total tract
area, required lot size, required setbacks, required maximum and/or
minimum development density, maximum building height and number of
lots in the proposed subdivision along with the proposals for each
of these parameters.
(18)
Where the proposed subdivision or land development is located
partially or wholly within an area prone to frequent flooding (either
by impoundment or conveyance) as indicated by the flood insurance
rate map profiles and supporting data, soil type or local historical
record, the developer shall supply the location and elevation of all
proposed roads, fills, utilities, buildings, stormwater management
and erosion control facilities.
(19)
Location of all percolation test holes, deep probe holes and
proposed well locations.
(20)
Clear sight triangles and stopping sight distances for all intersections
as described in § 22-602.5 of this chapter shall be shown
on the plan.
(21)
The location of all trees and/or woodlands on the site to be
removed and trees and/or woodlands to remain.
(22)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by PennDOT under § 420 of the State Highway Law, P.L. 1242,
No. 428 of June 1, 1945, 36 P.S. 670-101 et seq.
(23)
In case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed sections as well as deadlines within which applications for
final plan approval of each section are intended to be filed shall
be provided. Each section in any residential subdivision or land development,
except for the last section, shall contain a minimum of 25% of the
total number of dwelling units as depicted on the preliminary plan.
(24)
A statement on the plan listing the proposed means to provide
sewer and water service to each lot or use. If by public utilities,
the plan shall name said authority and state the intent to dedicate
ownership of the proposed systems.
(25)
A detailed grading plan.
(26)
Any and all other plans, details, specifications, etc., needed
to demonstrate compliance with this chapter, and as required by the
Township.
F.
Certificates, Notifications and Reports.
(1)
Certificates and Signatures. All certificates shall comply with
the requirements of the Allegheny County Subdivision and Land Development
Ordinance, as amended, the Allegheny County Recorder of Deeds and
be in a form acceptable to the Township Engineer and Township Solicitor.
(2)
Notifications.
(a)
Where the tract described in the application includes any public
utility, electric transmission line, gas pipeline or petroleum product
transmission line located within the tract, the applicant or lessee
of such right-of-way shall notify the owner of the right-of-way of
his intentions. A note stating any conditions regarding the use of
the land, minimum building setback or right-of-way lines shall be
included on the plan. This requirement may also be satisfied by submitting
a copy of the recorded agreement.
(b)
Where the land included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. This requirement
may also be satisfied by submitting a copy of the recorded easement.
(c)
Notification from the public sewer and water provider's
that capacity exists to accommodate the needs of the proposed subdivision
or land development, if public service is proposed.
G.
Filing Fee and Deposit. The preliminary plan shall be accompanied
by a check or money order drawn to the order of the Township in an
amount specified on the fee schedule adopted from time to time by
resolution of the Board of Supervisors.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, §§ 11-13]
Final subdivision and/or final land development plans shall
be prepared by an engineer, surveyor or landscape architect licensed
to practice in the Commonwealth of Pennsylvania. The final plan shall
be accompanied by, or prepared in accordance with, the following requirements
and the design standards of this chapter:
A.
Application Requirements. All final plan applications shall include
the following:
(1)
Application Forms. Twelve copies of the final plan application
form prepared from time to time by the Township.
(2)
Final Plans. Three full-scale copies and 12 half-scale copies
of the final plan. All plans shall be either black on white or blue
on white paper prints.
(3)
Notifications and Certifications. Seven copies of all notifications
and certifications which are not provided on the preliminary plan.
(4)
Reports. Three copies of all reports required by § 22-403.F(3).
(5)
Narrative. Three copies of a detailed narrative describing the
proposed project and what action is being requested from the Township.
(6)
Planning Module. Completed planning module for land development
applications.
B.
Drafting Standards. The same standards shall be required for a final
plan as specified for a preliminary plan in § 22-402.B of
this chapter.
C.
Location and Identification. The same standards shall be required
for a final plan as specified for a preliminary plan in § 22-402.C
of this chapter.
D.
Existing Features. The same standards shall be required for a final
plan as specified for a preliminary plan in § 22-402.D of
this chapter.
E.
Plan Information.
(1)
Complete description of the center line and right-of-way line
for all new streets, whether public or private, and alleys. This description
shall include distances and bearings with curve segments comprised
of radius, tangent, arc and chord.
(2)
Lot lines with accurate bearings and distances and lot areas
for all parcels. Curve segments shall be comprised of arc, chord,
bearings and distances. Along existing street rights-of-way the description
may utilize the existing deed lines or street center lines; along
all proposed street rights-of-way, the description shall be prepared
to the right-of-way lines.
(3)
Block and lot numbers in consecutive order (e.g., Block "A,"
Lots 1 through 10; Block "B" Lots 11 through 22).
(4)
The location and configuration of proposed buildings, parking
compounds, streets, alleys, driveways, recreational areas and all
other significant planned facilities shall be shown.
(5)
Total number of lots, units of occupancy, density and proposed
land use. If a multiple land use is proposed, the location of each
land use shall be indicated.
(6)
Easements and rights-of-way.
(7)
Building setback lines and building envelope.
(8)
Identification of buildings to be demolished.
(9)
Typical street cross section for proposed public or private
streets and alleys and a typical cross section for any existing street
which will be improved as part of the application. Each cross section
shall include the entire right-of-way width.
(10)
Final vertical and horizontal alignment for proposed public
or private streets and alleys, sanitary sewer, storm sewer and water
distribution systems and related improvements. 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 sanitary sewer, storm sewer and water
distribution systems shall provide manhole locations and size and
type of material. This information may be provided on separate sheets
and is not subject to recording with the final plans.
(11)
The locations of all proposed utilities including gas, electric,
telephone and cable TV.
(12)
Final street names as approved by the Township Board of Supervisors
and local postmaster.
(13)
Location and material of all permanent monuments and lot line
markers, including a note that all monuments and lot markers are set
or indicating when they will be set.
(14)
A detailed 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 with the final
plans.
(15)
Identification of any lands to be dedicated or reserved for
public, semipublic or community use.
(16)
A table indicating the existing zoning district, total tract
area, required lot size, required setbacks, required maximum and/or
minimum development density, maximum building height and number of
lots in the proposed subdivision along with the proposals for each
of these parameters.
(17)
Where the proposed subdivision or land development is located
partially or wholly within an area prone to frequent flooding (either
by impoundment or conveyance) as indicated by the Flood Insurance
Rate Map (profiles), soil type or local historical record, the applicant
shall supply the location and elevation of all proposed roads, fills,
utilities, buildings, stormwater management and erosion control facilities.
(18)
In the case of a plan which requires driveway access to a highway
under the jurisdiction of PennDOT, the inclusion of the following
plan note:
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"A highway occupancy permit is required pursuant to § 420
of the Act of June 1, 1945, P.L. 1242, No. 428, known as the "State
Highway Law," before access to a State highway is permitted. Access
to the State highway shall be as authorized by a highway occupancy
permit and the Board of Supervisors approval of this plan in no way
implies that such a permit can be acquired."
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(19)
A statement on the plan indicating any zoning amendment, special
exception, conditional use or variance, if applicable, along with
waivers from this chapter (including all conditions imposed) granted
by the Board of Supervisors.
(20)
Stormwater management data and plans designed in accordance with the Stormwater Management Ordinance [Chapter 26, Part 1]. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board of Supervisors shall make the final determination on the design criteria, methodology and form of presentation.
(21)
Location of all percolation test holes, deep probe holes and
proposed well locations.
(22)
A complete landscape plan, prepared by an engineer, surveyor
or landscape architect licensed to practice in the Commonwealth of
Pennsylvania, showing the location, size and type of all plant material,
when landscaping is required by provisions of this chapter or any
other applicable Township regulations including, but not limited to,
screening buffer planting, parking landscaping, replacement trees
and street trees. The landscape plan should be provided on separate
sheets and must include the signature and seal of the licensed professional
responsible for preparation of the plan.
(23)
Clear sight triangles and stopping sight distances for all intersections
as required in § 22-602.5 of this chapter shall be shown
on the plan.
(24)
The location of all trees and/or woodlands on the site to be
removed and trees and/or woodlands to remain.
(25)
A detailed schedule of inspections, as generally outlined by § 22-501 of this chapter, which is tailored for the site under consideration.
(26)
A traffic circulation plan for all new or altered streets, access
drives, parking compounds and intersections, which includes all proposed
identification, warning and regulatory signage.
(27)
Any and all other plans, details, specifications, etc., needed
to demonstrate compliance with this chapter and as required by the
Township.
F.
Certificates, Notifications and Reports.
(1)
Certificates. All certificates shall comply with the requirements
of this chapter, as amended, the Allegheny County Recorder of Deeds
and be in a form acceptable to the Township Engineer and Township
Solicitor.
(2)
Notifications.
(a)
Notification from DEP that approval of the sewer facility plan
revision (plan revision module for land development) or supplement
has been granted or notice from DEP that such approval is not required.
(b)
Where the tract described in the subject application includes
any public utility, electric transmission line, gas pipeline or petroleum
product transmission line located within the tract, the applicant
or lessee of such right-of-way shall notify the owner of the right-of-way
of his intentions. A note stating any condition regarding the use
of the land, minimum building setback or right-of-way lines shall
be included on the plan. The requirement may also be satisfied by
submitting a copy of the recorded agreement.
(c)
Where the land included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. This requirement
may also be satisfied by submitting a copy of the recorded easement.
(d)
Notice from the Board of Supervisors or its designee that the
proposed private and/or public street names are acceptable.
(e)
A note placed on the plan indicating any area that is not to
be offered for dedication, if applicable.
(f)
Written notice from the Township Engineer/Solicitor and the
appropriate authority engineer/solicitor that all proposed improvements
have been designed to the standards of the Township and/or the appropriate
authority and that financial guarantees in a form suitable to the
Board of Supervisors and the appropriate authority have been received.
(g)
Such written notices of approval as required by this chapter,
including written notices approving the water supply systems, and
sanitary sewage systems.
(h)
The submission of a controlling agreement in accordance with § 22-604 when an application proposes to establish a street which is not offered for dedication to public use.
(i)
Notification from the appropriate State and Federal agencies
that permits have been issued, or are not required, for any proposed
activities within streams, wetlands or any other State or Federally
regulated body of water. These permits include, but are not limited
to, floodplain encroachment permits, dam safety permits, earth disturbance
permits, stream encroachment permits and general permits. When the
final plan is submitted in sections, the above notifications for all
applicable activities on the entire site, shown on the approved preliminary
plan shall be provided upon submittal of the first final phase of
the project.
(j)
Notification that a highway occupancy permit has been obtained
for any proposed construction within a State or County right-of-way
or outside such right-of-way when it is determined to have an adverse
effect. The developer must provide this notification prior to commencement
of any earth disturbance or construction activities.
(k)
Notification from the Township Solicitor that the Township standard
form development agreement, approved from time to time by resolution
of the Board of Supervisors, in a form acceptable to the Township
Solicitor, has been executed. The agreement/contractual commitment
may include, but not be limited to, requirements that the applicant
or developer is bound not to cause any physical change in the land
or to any structure which requires prior approval or the issuance
of a permit, or both, from any governmental body or agency until such
permits or approvals are actually obtained and specifying among other
things that the subdivision or land development shall be completed
and maintained in the manner approved in the final plan within the
time schedule agreed upon and the hours within which construction
shall take place, the maintenance of existing and proposed roads and
facilities and authorizing the Township to obtain an immediate ex
parte injunction, the withdrawal of permits and such other remedies
as the Township deems appropriate against the applicant, its agents
and contractors in the Court of Common Pleas of Allegheny County if
work is commenced without such permits or approvals or violation of
other terms in the agreement and specifying any other remedies for
failure of the developer to comply.
G.
Filing Fee and Deposit. The final plan shall be accompanied by a
check or money order drawn to the order of the Township in an amount
specified on the fee schedule adopted from time to time by resolution
of the Board of Supervisors.
[Ord. 147, 1/10/2008]
1.
The applicant shall submit a wetland study with the submittal of
all subdivision and land development plans (except minor subdivisions,
revised plans, lot line revision plans and lot consolidation plans).
The purpose of the study shall be to determine the presence and extent
of wetlands on the site.
2.
The wetlands study shall be performed by a qualified wetland scientist.
Qualified individuals should possess a minimum of bachelor's
degree in biology, botany, zoology, ecology or environmental sciences.
In general, other professionals, such as engineers, landscape architects,
surveyors, planners and geologist are not considered fully qualified
to perform wetland delineations, unless they possess special ecological
training and experience beyond their discipline. The Township reserves
the right, in as much as no recognized certification program exists
for wetland scientists, to determine the qualification of those preparing
wetland delineations. Should a State or Federal wetland scientist
certification program be established, the Township will consider only
those certified individuals qualified to perform wetlands delineations.
3.
Requirements for Wetland Studies.
A.
Delineations shall follow the current delineation manual and other
protocols and guidance required by the DEP, U.S. Environmental Protection
Agency, and/or the Army Corps of Engineers.
B.
Delineations shall be supported by reports. The report shall contain
the following sections:
(1)
Introduction. Description of the physical features of the site,
its location and the proposed plans for the site.
(2)
Methods. Description of the methods used for the survey, with
particular emphasis on any deviation from the outlined Federal method.
Relevant information includes the date of the field studies, the number
of transects and plots used, the size of vegetation quadrats employed,
the size of soil pits used, taxonomic references used and the disposition
of any voucher specimens.
(3)
Results and Discussion. Description of the findings of the study.
Soils, vegetation and hydrology for wetland and upland areas of the
site should be discussed. Any problem areas should be thoroughly treated.
(4)
Conclusions. The extent of wetlands on the site should be discussed.
The impact of the proposed projection these wetlands should also be
considered.
C.
Included in the report as appendices or tables should be:
(1)
Site location map (USGS 7.5 feet quadrangle will suffice).
(2)
NWI map.
(3)
Soil survey map with soil descriptions.
(4)
Data sheets for each plot.
(5)
Wetland boundary map. Wetland boundaries shall be surveyed by
a registered professional surveyor and shown on a plan of appropriate
scale. The limits of the wetland study shall be clearly shown. The
plan shall also show the location of all plots and/or transects used
in the study, the name of the consulting firm which performed the
delineation, the name of the surveyor and a disclaimer statement indicating
no wetland boundary is considered jurisdictional until approved by
DEP and COE.
(6)
Color photos of wetlands areas on the site, with locations and
directions of view keyed to the wetland boundary map.
(7)
Resumes of the wetland scientist(s) who performed the delineation.
4.
For sites on which no wetlands occur, an abbreviated report may be
submitted. The abbreviated report should contain the introductory
material, the methods section and a discussion of the results of the
study. Site location, NWI and soil maps should also be provided.
5.
All subdivision plans shall contain notes for future lot owners.
The wetland boundary on each lot will be clearly marked. Each lot
which contains wetlands, or to which access may be restricted by wetlands,
shall have a note which states State and Federal laws require permits
for all activities which result in a deposition of fill into delineated
wetlands. The note shall also state that refusal of such a permit
may restrict some uses of all or portions of the lot.
6.
Compensatory mitigation projects required as part of State or Federal
permits shall be shown on the subdivision plans. Future lot owners
whose property encompasses all or part of a mitigation area shall
be notified that the portion of their property which includes the
mitigation area may not be altered and is considered a jurisdictional
wetland by the State and Federal governments. Lot owners may be responsible
for maintenance of mitigation areas. In order to help ensure the long-term
viability of wetland mitigation efforts, the Township discourages
multiple ownership of mitigation areas. Ownership by one individual
or a homeowners association is encouraged. Owners of the wetland mitigation
areas must be clearly identified to the Township.
7.
The Township reserves the right to reject any submitted wetland delineations.
Should the Township feel the actual wetland area differs from the
shown on the subdivision plan, the Township has the right to secure,
at the developer's expense, qualified personnel to check the
delineation and redraw the boundary as necessary. Should the developer
subsequently disagree with the Township's delineation, a jurisdictional
delineation by DEP and COE will be requested. Any charges for the
jurisdictional delineation will be the responsibility of the developer.
8.
Where the study shows the existence of wetland areas, the delineated
boundary shall be properly fenced off to prevent encroachment. Snow
fence or other acceptable material shall be used (the use of silt
fence is not acceptable). The fence shall be properly installed, at
a minimum distance of five feet outside the delineated boundary, prior
to any construction or issuance of building permits. The fence must
be properly maintained until all occupancy permits have been used
and/or for the extent of all construction.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, §§ 14,
15]
1.
Intent. Traffic access and impact studies are required to enable
the Township to identify the potential impacts of a proposed subdivision
and/or land development and determine the roadway improvements necessary
to mitigate any impacts resulting from the proposed subdivision and/or
development.
2.
Traffic Access and Impact Study Required. A traffic access and impact
study shall be required when:
A.
A proposed subdivision or land development is expected to generate
1,000 or more average daily trips (ADT) based on the trip generating
characteristics of the land use as identified in the current edition
of the Institute of Transportation Engineers, Trip Generation Manual.
B.
A proposed subdivision or land development is expected to generate
100 or more new vehicle trips during any one-hour time period based
on the trip generating characteristics of the land use as identified
in the current edition of the Institute of Transportation Engineers,
Trip Generation Manual.
C.
In the opinion of the Township Engineer, the proposed subdivision
or land development is expected to have a significant impact on street-related
safety or traffic flow though it does not meet the standards in paragraphs
.A or .B above.
D.
Specifically required by the Zoning Ordinance [Chapter 27].
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When a traffic access and impact study is required by this chapter or any other Township ordinance, the study shall comply with the requirements of § 22-405. The study scope, study area and methodology shall be approved by the Township Engineer prior to the initiation of the study.
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3.
Preparation of the Traffic Access and Impact Study. The study shall
be conducted by a professional engineer in the Commonwealth of Pennsylvania
that has verifiable experience in traffic engineering and preparing
traffic access and impact studies. The study shall be prepared in
accordance with the Institute of Transportation Engineer's Recommended
Practice, Traffic Access and Impact Studies of Site Development, current
edition, and PennDOT Publications 201 and 282, current edition, and
the requirements contained herein. The full cost of completing the
study and of a review by the Township representative shall be borne
by the applicant. In addition, the applicant is responsible for ensuring
that any submitted subdivision or development plans meet the minimum
State and local standards for geometric design. Upon submission of
a draft study, the Township may review the data sources, methods and
findings and provide comments in written form. The applicant will
then have the opportunity to incorporate necessary revisions prior
to submitting a final study.
4.
Study Area. Study area boundaries shall be determined in accordance
with the publications referenced in subsection .3 above and through
discussion with the Township Planning Commission and Township Engineer.
When establishing the study area boundaries, sufficient area shall
be included to ensure that any corridors that afford access to the
site and critical intersections that may be affected by the site generated
traffic are taken into account. The applicant shall provide the Township
with a suggested scope of study specifying the study area, intersections,
anticipated trip generation (peak hour and daily) and phasing of development
(if applicable) as well as a preliminary copy of the site plan. The
Township Engineer will review the suggested study scope and provide
input regarding concurrence, revisions and/or special requirements
that shall be incorporated into the scope of the study. Prior to initiation
of the study, a meeting may be held (if deemed necessary by the Township)
to review the scope of work. Where deemed appropriate by the Township,
PennDOT may be invited to attend the scoping meeting.
5.
Traffic Access and Impact Study Contents. A traffic access and impact
study prepared in accordance with the publications referenced in subsection
.3 above for a proposed subdivision and/or land development shall
follow the basic format shown below. Additions or modifications should
be made for a specific site, when appropriate. This basic format allows
for a comprehensive understanding of the existing site, future conditions
without the proposed use and the impacts associated with the proposed
subdivision and/or land development plan. Following is a brief narrative
for each section of a traffic access and impact study:
A.
Introduction. This section identifies the land use and transportation
setting for the site and its surrounding area.
(1)
Site and Study Area Boundaries. A brief description of the size
of the subject land or parcel, general terrain features, legal right-of-way
lines of the highway and the location within the jurisdiction and
the region should be included in this section. In addition, the roadways
that afford access to the site and are included in the study area
should be identified. The exact limits of the study area should be
based on engineering judgment and an understanding of existing traffic
conditions at the site. In all instances, however, the study limits
shall be acceptable to the Township.
(2)
Site Description. This section should contain a brief narrative
which describes the proposed development in terms of its function,
size and near and long-term growth potential. This description shall
be supplemented by a sketch which clearly shows the proposed development
within the site boundaries, its internal traffic circulation pattern
and the location and orientation of its proposed access points.
(3)
Existing and Proposed Site Uses. The existing and proposed uses
of the site shall be identified in terms of the various zoning categories
in the jurisdiction. The specific use on which the request is made
shall be identified since a number of uses may be permitted under
the exiting ordinances.
(4)
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 shall be included. The applicant shall also state the
proposed uses for adjacent land, if known. This latter item is especially
important where large tracts of underdeveloped land are in the vicinity
of the site and within the prescribed study area.
(5)
Existing and Proposed Roadways and Intersections. Within the
study area, describe existing roadways and intersections (geometries
and traffic signal control), as well as improvements contemplated
by government agencies. Describe the proposed internal transportation
system for this development including ingress and egress locations,
existing or proposed internal roadways, parking conditions, traffic
channelization and any other traffic control devices within the site.
B.
Analysis of Existing Conditions. This section describes the results
of the volume/capacity analysis to be completed for the roadways and
intersections in the vicinity of the site under existing conditions
as well as any data collection efforts that are required.
(1)
Daily and Peak Hour(s) Traffic Volumes. Provide daily and peak
hour(s) traffic volumes for roadways within the study area. Turning
movement and mainline volumes are to be presented for the a.m. and
p.m. peak hours and any site generated peak hours. Traffic volumes
should be based on actual counts conducted within the prior two years.
Provide schematic diagrams depicting daily and peak hour(s) traffic
volumes for roadways within the study area. Include the source and/or
method of computation for all traffic volumes.
(2)
Volume/Capacity Analyses at Critical Points. Utilizing methodology
described in the Highway Capacity Manual, current edition, include
a volume/capacity analysis of the existing volumes during the peak
hours for all roadways and intersections. Levels of service (A through
F) are to be computed and presented for key traffic movements, including
turning movements. Traffic signal warrant analysis shall be conducted
for all unsignalized intersections in accordance with PennDOT Publication
201. Gap studies and queue length analysis shall also be completed
for the key intersections. The analysis of the existing road network
shall be based on the current geometric condition and traffic conditions.
C.
Analysis of Future Conditions without Development. The analysis of
the future conditions without the proposed development will document
the adequacy of the study area network to accommodate the traffic
in the design year(s) without the proposed development. This analysis
shall include a full consideration of all committed roadway improvements
to the study area network. Clearly indicate the method and assumptions
used to forecast future traffic volumes. Perform volume/capacity and
associated analyses.
(1)
Daily and Peak Hour(s) Traffic Volume. Clearly indicate the
method and assumptions used to forecast future traffic volumes in
order that the Township can duplicate these calculations. The schematic
diagrams depicting future traffic volumes shall be similar to those
described in subsection .5.B(1) hereof in terms of locations and times
(daily and peak hours).
(2)
Volume/Capacity Analyses at Critical Locations. Describe the
ability of the existing roadway system to accommodate future traffic
(without site development). If roadway improvements or modifications
are committed for implementation, present the volume/capacity analysis
for these conditions.
D.
Trip Generation. The study shall include an estimate of the number
of trips expected to be generated by the site development daily and
during the a.m., p.m. and site-generated peak hours (by development
phase if required). Such estimates shall be based on the latest published
estimates of the Institute of Transportation Engineers, unless the
applicant provides the Township with estimates and supporting documentation
based upon actual counts at similar developments which are acceptable
to the Township Engineer. All trip generation rates shall be justified
and documented to the satisfaction of the Township and must be approved
by the Township Engineer prior to performing future traffic analyses.
E.
Trip Distribution. Identify the direction of approach/departure for
site generated traffic for the appropriate time periods. As with all
technical analysis steps, the basic methodology and assumptions used
in this work must be clearly stated in order for the Township to replicate
these results. The approach/departure distribution for the site must
be approved by the Township Engineer prior to performing future traffic
analyses.
F.
Traffic Assignment. Describe the utilization of study area roadways
by site generated traffic. The proposed traffic volumes shall then
be combined with anticipated traffic volumes from subsection .5.C
hereof to describe mainline and turning movement volumes for future
conditions with the site developed as the applicant proposes.
G.
Analysis of Future Conditions with Development. Perform a volume/capacity
analysis for the appropriate peak hours for future conditions with
the site developed as proposed. As a result of the volume/capacity
analysis, compute and describe the level of service on the study area
roadway system. Final design must address both traffic flow and traffic
safety considerations to provide safe operational characteristics.
(1)
Daily and Peak Hour(s) Traffic Volumes. Provide mainline and
turning movement volumes for the highway network in the study area
as well as driveways and internal circulation roadways for the appropriate
time periods.
(2)
Volume/Capacity Analyses at Critical Points. Perform a volume/capacity
analysis for the appropriate peak hours for future conditions with
the site developed as proposed, similar to subsections .5.B(2) and
.5.C(2) hereof.
(3)
Description and analysis of the proposed access plan and site
plan. Provide an on-site circulation plan showing parking locations
and dimensions, loading access, circulation roadway and traffic control.
Also provide a driveway access plan showing location of driveways
and new intersections including geometric conditions and traffic control.
H.
Recommended Improvements. Detail necessary improvements to the study
area roadway network which will provide for a level of service for
the design year(s) with the development which is at least equivalent
to the projected level of service for the design year(s) without the
proposed development. Describe the location, nature and extent of
proposed improvements to assure sufficient roadway capacity. Perform
volume/capacity analysis, which demonstrates the anticipated results
of making these improvements. As a result of the revised volume/capacity
analysis presented in the previous section, present levels of service
for the highway system with improvements. For each recommended improvement,
provide a preliminary cost estimate, source of funding, and the implementation
schedule for the improvement. New or modified streets and intersections
shall be designed for adequate traffic capacity defined as follows:
(1)
Traffic capacity level of service shall be based upon a future
design year which coincides with completion of the development and
PennDOT requirements.
(2)
New unsignalized intersections or driveways/access drives which
intersect streets shall be designed for Level of Service D or better
for each traffic movement.
(3)
New or modified signalized intersections shall be designed for
Level of Service C or better for each traffic movement.
(4)
Existing unsignalized intersections impacted by development
traffic shall maintain a Level of Service D or better for each traffic
movement.
(5)
Existing signalized intersections impacted by development traffic
shall maintain Level of Service C or better for each traffic movement.
(6)
Streets shall be designed for a Level of Service C or better
for each traffic movement.
(7)
Sight distance at driveways, access drives and new intersections
shall meet standards specified by PennDOT regulations.
I.
Final Report. A final report must be prepared to document the results
of the traffic study and the recommended improvements to accommodate
the projected traffic due to the proposed subdivision and/or land
development. Provide an executive summary, which provides a concise
description of the study area, result of the traffic analysis and
any recommended improvements. The presentation of data and analyses
results should be accomplished on schematic diagrams of the study
area and the use of charts and/or tables. All sources of data and
methodologies that were used in the study must be properly referenced
and documented. Provide all computer output and calculations in appendices.
J.
Completion of Traffic Control Devices and Other Traffic Improvements.
Whenever, as a result of additional traffic generated by a proposed
subdivision and/or land development, the traffic access and impact
study determines the need for traffic signals, regulatory signs, traffic
control devices, additional traffic lanes (including, but not limited
to, acceleration, deceleration or turning) and other traffic improvements,
to be constructed on the applicant's property or on the property
abutting the applicant's property, the applicant shall, as a
condition of approval of the subdivision and/or land development plan,
agree to construct the improvements at the applicant's cost,
or in lieu thereof, and with the written consent of the Township,
reimburse the Township for the cost of the improvements.
[Ord. 147, 1/10/2008]
1.
When a proposed subdivision or land development will not be served
by an existing public water system regulated by the Pennsylvania Public
Utilities Commission or entity organized as a public authority, the
developer shall be required to conduct a water-development impact
study as hereinafter set forth. In the event that the water development
impact study conducted for a subdivision or new land development that
will not be served by a public water supply indicates that a reasonable
likelihood exists that the proposed development will not provide for
a reliable, safe and adequate water supply to support the intended
uses within the capacity of available resources, such factors shall
constitute grounds for disapproval of the subdivision or land development
plan.
A.
Exception from Water Development Impact Study. No water development
impact study shall be required for the subdivision of any lot, parcel
or tract of land where 10 or fewer equivalent dwelling units are proposed
or anticipated to be proposed in the future. Provided, further, that
there shall be excepted from the water development impact study any
nonresidential land development where the reasonably anticipated present
or future water usage is less than 1,500 gallons per day. For the
purposes of this subsection, the exemption shall be applied as a cumulative
total, with respect to the date of adoption of this chapter. Multiple
submittals shall be added to determine the applicability of these
standards.
B.
Conduct and Scope of Study. The water development impact study shall
be prepared by a registered professional geologist qualified to conduct
groundwater investigations in the Commonwealth of Pennsylvania. The
purpose of this study will be to determine whether there is an adequate
supply of groundwater for the proposed use and to estimate the impact
of the anticipated additional water withdrawal on existing nearby
wells, springs, aquifers and streams.
2.
Study Requirements. The water development impact study shall be prepared
at the developer's expense and shall bear the seal of and be
signed by the person(s) preparing the study. Calculations of the projected
water needs shall utilize the criteria set forth in the following
references as the same may be amended from time to time: Public Water
Supply Manual, Bureau of Community Environmental Control, now Bureau
of Water Supply and Community Health, Publication No. 15 by the Pennsylvania
Department of Environmental Protection, Harrisburg, Pennsylvania,
Document No. 383-0300-001, "Guide for Determination of Required Fire
Flow by the Insurance Services Offices," ISO, American Waterworks
Association, Denver, Colorado. The study shall include the following
information:
A.
A geological map of the groundwater basin(s) containing the development
shall be compiled at a minimum scale of 1:24,000.
B.
The location of all identified faults, lineaments and fractures within
the area of the geologic map prepared under subsection .2.C, below.
In addition, a fracture trace analysis shall be conducted for the
development and the area within 1,000 feet of the development.
C.
The location of all existing and proposed wells within the groundwater
basin(s) containing the development having a design capacity to withdraw
72,000 gallons per day or more.
D.
The location of all existing and proposed on-lot septic system and
sewer lines within 500 feet of the development.
E.
The location of all streams, perennial and intermittent, within 50
feet of the development.
F.
The location of all existing and proposed lines of any type within
1,000 feet of the proposed development.
G.
The location of all existing and proposed oil or natural gas production
or storage wells within 1,000 feet of the proposed development.
H.
The location of all existing and proposed gas storage pools underlying
the development or within 1,000 feet of the development.
I.
The location of all existing water wells within 1,000 feet of the
proposed development.
J.
A discussion of the hydrologic setting of the development and its
relationship to the groundwater basin(s) in which it resides.
K.
A hydrologic budget shall be calculated for the groundwater basin(s)
containing the development and the results extrapolated back to the
area of interest using long-term records for both stream flow and
groundwater levels and long-term precipitation data. Such data shall
be used to determine both extreme and average water budgets for the
basin(s) that include the development. Records collected at the United
States Geological Survey (USGS) stream gage on the Allegheny River
at New Kensington, PA (USGS site number 03049625) will be acceptable
to the Township for use in the water budget analysis. With justification,
gaged water basins of superior similarity to the development may be
used. Groundwater level records collected by the USGS for wells in
the Pennsylvania Observation Well Network are recommended for analysis
of the groundwater response. Records for well AR-77 (USGS site number
404626079344001) and well AR-2 (USGS site number 404056079395201),
both in Armstrong County, are suggested. The water budget analysis
should include a summary of the expected hydrologic response of the
basin(s) to extremes in precipitation and an analysis (problems, reliability,
long-term trends) of the data used to prepare the budgets. Utilizing
the budget which has been developed, the study shall focus on the
relationship of the development to the basin, including whether it
is in a recharge, intermediate or discharge part of the system and
whether there is ample recharge area for the needs of the community.
L.
An analysis of the relationship of the development to the overall
hydrologic setting of the groundwater basin(s) and the expected hydrologic
response of the development to the variation noted in the hydrologic
budget analysis of the basin(s).
M.
The study shall include a minimum of one test for each five equivalent
dwelling units or at least one test well for each reasonably anticipated
withdrawal of 5,000 gallons per day per development or part thereof,
whichever is less, and for each well constructed shall include:
(1)
An accurate geologic log shall be kept which describes the materials
penetrated during well construction. Such descriptions shall include
the type, thickness, color, moisture content and depth, encountered
of the soil and rock encountered during construction. In addition,
the log will note the depth, nature and water yield of each water
bearing zone encountered during construction. Yield of the well shall
be measured periodically during construction by volumetric or other
quantitative method. The well depth at the time of the measurements,
the yield and other relevant information shall be recorded on the
log.
(2)
An aquifer pumping test of not less than 48 hours duration or
such additional time as is necessary to obtain sufficient data to
characterize the hydrological system shall be conducted at a rate
of not less than 150% of the average peak demand of all wells planned
for the development. A minimum well yield of five gallons per minute
per single-family lot or equivalent dwelling unit as defined by the
DEP, 25 Pa.Code § 71.1, as amended, shall be used. Such
aquifer pumping test shall include a pumping well and at least one
observation well, both complete to monitor the same hydrologic unit.
Pre and post pumping water level data will be collected from the pumping
well and all observation wells for periods of time adequate to correct
the data collected during pumping and to analyze the recovery of the
wells following pumping. Poorly designed or improperly conducted aquifer
pumping tests yield results that are, at best, inconclusive. For this
reason, the developer is strongly urged to submit to the Township
an aquifer pumper test design for approval by the Township Engineer
prior to conducting the test. A complete log of the pumping test shall
be maintained and submitted as part of the report.
(a)
An analysis of a water sample, collected from the well at the
end of the aquifer pumping test and submitted to a DEP certified laboratory
to determine its compliance with Environmental Protection Agency safe
drinking water parameters, shall be provided to the Township for each
well and a copy of such test results shall be submitted with the study.
(3)
To determine the impact of the development on existing wells,
necessary to characterize the hydrogeology of the development shall
be monitored for changes in water levels Water level monitoring in
these wells shall be sufficient to construct a hydrograph for each
well showing a continuous record of water levels before, during and
after the aquifer pumping test.
(4)
The discharge of the pumping well shall be periodically and
accurately measured during the aquifer pumping test. The results of
the measurements and the times they were taken shall be recorded on
the pumping test log.
(5)
A copy of the DEP water well completion report form, or such
successor form for each well constructed as part of this study, shall
be included in the report.
N.
The study shall analyze and interpret all relevant data regarding
the anticipated impact of the proposed development on the groundwater
supply and existing wells within 1,000 feet of the proposed development.
The credentials of the person(s) preparing the report shall be included
and conclusions shall be drawn from the analysis with respect to:
(1)
The availability of sufficient water for the proposed development
and existing wells.
(2)
The probable effects of long-term pumping of the wells proposed
for construction in the development on: the groundwater levels of
the development; the groundwater levels of the property adjacent to
the development; and on the water budget of the groundwater basin(s)
in which the development is proposed, including the probable effects
during drought conditions.
(3)
Whether the groundwater recharge in the groundwater basin(s)
serving the subject property after development, during drought conditions
(where the twelve-month precipitation deficit is 40% of average annual
precipitation) will exceed the anticipated water usage and whether
the proposed development will lower the groundwater table in the area
to the extent of decreasing the groundwater supply available to other
property below acceptable levels. Comprehensive analysis may include
development of exceedance curves to provide a substantial statistical
basis for determining how frequently a drought is likely to occur.
O.
The location, nature and potential influence of possible sources
of groundwater contamination within the development or upgrading the
development or upgrading the development. Such sources would include,
but are not limited to, occupied or abandoned industrial sites, above
and below ground fuel storage tanks, agricultural chemical storage
handling and application areas, waste handling and disposal facilities,
active or abandoned mining operations, activities or abandoned oil
or gas wells.
P.
The impact of projected consumptive use on the groundwater system
shall be included in the analysis of the water budget for the development.
Such analysis shall include, but not be limited to, the consequences
on the water budget of diversions of water due to public sanitary
sewerage, stormwater management and such other alterations to the
hydrologic system that may result from construction of the development
itself or from existing or proposed construction upgradient of the
development.
