These plans should generally include any features of the Borough's
future land use plan, thoroughfares plan, community facilities plan
or of any plans of the Borough, including, but not limited to, proposed
streets, recreation areas, drainage reservation, future school sites
and public areas. A site analysis shall be provided which highlights
man-made and natural features. The analysis should include a brief
narrative of the project, as well as general information pertaining
to soil types and stability, wetlands, scenic vistas, watercourses,
drainage patterns, slope, and transportation patterns and systems,
include deficiencies of existing roadways, public utilities, recreational
facilities and any other features of the site and nearby areas which
may be interlaced or impacted by the proposed development and land
use. The sketch plan should also include the following specific information:
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 Borough to
locate the property.
E. Approximate tract boundaries.
F. 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.
G. Proposed land use; if several land uses are proposed, the location
of each land use shall be indicated.
H. Statement explaining the methods of water supply and sewage disposal
to be used.
I. Streets on and adjacent to the tract should be identified.
J. The proposed general street and lot layout should be identified.
K. The proposed location and size of all buildings, parking compounds
and other planned features should be identified in the case of a land
development plan.
L. The proposed location(s) or general areas necessary for significant
stormwater management facilities such as detention or retention basins.
Preliminary subdivision plans and/or land development plans
shall be prepared by an engineer, surveyor or landscape architect
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. Drafting standards.
(1) The plan shall be clearly and legibly drawn at a scale of 10 feet,
20 feet, 30 feet, 40 feet or 50 feet to the inch.
(2) Dimensions shall be in feet and decimals, bearings shall be in degrees,
minutes and seconds. Lot line descriptions shall read in a clockwise
direction.
(3) The survey shall not have an error of closure greater than one foot
in 10,000 feet.
(4) The sheet size shall be no smaller than 18 inches by 22 inches and
no larger than 24 inches by 36 inches. If the plan is prepared in
two or more sections, a key map showing the location of the sections
shall be placed on each sheet. If more than one sheet is necessary,
each sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., sheet 1 of 5).
(5) Plans shall be legible in every detail.
(6) Plans must be accurate in every detail. All plan requirements within
this section must be accurately represented in reports, drawings,
etc. Failure to provide accurate plans can result in disapproval of
the application.
B. Location and identification.
(1) The proposed project name or identifying title. The plan title must
clearly state if it is a preliminary or final plan.
(2) Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within 200 feet 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
add-on plans, the boundary of the receiving tract shall also be identified
as a deed plotting and may be drawn at any legible 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 Chapter
320, Zoning.
(10)
A location map, drawn to scale, relating the subdivision or
land development to at least two intersections of street center lines,
including the approximate 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.
C. 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 Borough Engineer. Contours shall be accompanied by the location
of the bench mark and a notation indicating the datum used. 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 floodplains,
wetlands, quarry sites, solid waste disposal areas, historic structures,
cemetery or burial sites, archaeological sites, highly erosive soils
or wooded areas.
(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 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, highly erosive soils or wooded
areas.
(g)
The location of wetlands and subsequent data or information required by §
265-25 of this article.
(h)
The location of all floodplains as outlined by Chapter
320, Zoning.
D. Plan information.
(1) The layout of streets, alleys and sidewalks, including cartway and
right-of-way widths.
(2) The layout of lots, with approximate dimensions.
(3) Block and lot numbers in consecutive order (e.g., block "A," lots
1 through 10; block "B," lots 11 through 22).
(4) 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 line and building envelope.
(8) Identification of buildings to be demolished.
(9) Typical street cross section for each proposed public or private
street and typical cross section for any existing street which will
be improved as part of the application. Each cross section shall include
the entire right-of-way width.
(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.
(12)
Stormwater management data, plans and information outlined by §
265-21D(19).
(13)
A statement on the plan indicating any zoning amendment, special
exception, variance or conditional use approvals, if applicable.
(14)
A statement on the plan indicating any existing or proposed
waivers granted by the Borough Council.
(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 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.
(18)
Location of all percolation test holes, deep probe holes and
proposed well locations, if applicable.
(19)
Clear sight triangles and stopping sight distances for all intersections as described in §
265-39E of this chapter shall be shown on the plan.
(20)
The location of all deciduous trees larger than three inches
in caliper and evergreen trees six feet or larger in height and/or
woodlands on the site and location of trees and/or woodland to be
removed.
(21)
Where the preliminary plan covers only a part of an intended
larger development, a sketch plan of the future development, in a
form suitable to the execution of the feasibility report on sewer
and water facilities for the unsubmitted part, shall be furnished.
The street system of the plan under consideration may be subject to
review, and the submitted part will be considered in light of adjustments
and connections with future streets in the part not submitted.
(22)
In case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed phases as well as deadlines within which applications for
final plan approval of each phase are intended to be filed shall be
provided. Each phase in any residential subdivision or land development,
except for the last phase, shall contain a minimum of 25% of the total
number of dwelling units as depicted on the preliminary plan.
E. Certificates, notifications and reports.
(1) Certificates. The following certificates shall be provided on sheet
1 of the submitted plans:
(a)
Certificate of review by the Borough Planning Commission (see
Appendix No. 9).
(b)
Certificate for approval by the Borough Council (see Appendix
No. 5).
(c)
Certificate, signature and seal of the surveyor registered in
the Commonwealth of Pennsylvania to the effect that the survey is
correct (see Appendix No. 2).
(d)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, to the effect that the plan is correct (see Appendix No. 1).
(e)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, indicating compliance with the stormwater management provisions
of this chapter. (See Appendix No. 3.)
(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.
(3) Reports.
(b)
A traffic evaluation report as described in §
265-23 of this chapter.
(c)
A wetlands report as described in §
265-25 of this chapter.
(d)
Copies of all decisions rendered by the Zoning Hearing Board
or Borough Council, as applicable, when the proposed use is permitted
by special exception or conditional use or where a variance has been
granted.
F. Filing fee. The preliminary plan shall be accompanied by a check
or money order drawn to the order of the Borough in an amount specified
on the fee schedule adopted by the Borough Council.
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:
A. Drafting standards. The same standards shall be required for a final plan as specified for a preliminary plan in §
265-20A of this article. The plan shall be clearly and legibly drawn to a scale of 10 feet, 20 feet, 30 feet, 40 feet or 50 feet to the inch.
B. Location and identification. The same standards shall be required for a final plan as specified for a preliminary plan in §
265-20B of this article.
C. Existing features. The same standards shall be required for a final plan as specified for a preliminary plan in §
265-20C of this article.
D. 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 line 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 and water distribution
systems. All street profiles shall show at least the existing (natural)
profile along the center line, proposed grade at the center line and
the length of all proposed vertical curves for streets. All water
distribution and sanitary sewer systems shall provide manhole locations
and size and type of material. This information may be provided on
separate sheets and is not subject to recording with the final plans.
(12)
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.
(13)
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.
(14)
Identification of any lands to be dedicated or reserved for
public, semipublic or community use.
(15)
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.
(16)
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.
(17)
In the case of a plan which requires access to a highway under
the jurisdiction of the Department of Transportation, the inclusion
of the following plan note:
"A highway occupancy permit is required pursuant to § 420
of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the State
Highway Law, before access to a state highway is permitted. Access
to the state highway shall be as authorized by a highway occupancy
permit, and the Borough Council's approval of this plan in no
way implies that such a permit can be acquired."
(18)
A statement on the plan indicating the granting of zoning amendment,
special exception or variance, if applicable, along with waivers or
conditional use approvals granted by the Borough Council.
(19)
The following stormwater management data and plans designed in accordance with §
265-45 of this chapter. 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. The Borough Engineer may require that drainage calculations be submitted on computer diskette for verification. 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 shall make the final determination on the design criteria, methodology and form of presentation.
(a)
All calculations, assumptions, criteria, and references used
in the design of stormwater management facilities, the establishment
of existing facilities capabilities, and the pre- and post-development
discharges.
(b)
Plans and profiles of all proposed stormwater management facilities,
including vertical and horizontal alignment, size and type of material.
This information shall be of the quality required for the construction
of all facilities.
(c)
For all basins which hold two acre-feet or more of water and
have an embankment that is 10 feet or more in height, soil structure
and characteristics shall be provided. Plans and data shall be prepared
by a registered professional engineer. These submissions shall provide
design solutions for frost-heave potential, shrink-swell potential,
soil bearing strength, water infiltration, soil settling characteristics,
fill and backfilling procedures and soil treatment techniques as required
to protect the improvements for adjacent structures.
(d)
The type, location and extent of all temporary and permanent
erosion and sedimentation control measures shall be shown on an erosion
and sedimentation control plan that conforms to the requirements of
the Soil Erosion and Sedimentation Control Manual of the Pennsylvania
Department of Environmental Protection and which shall be submitted
to the Lancaster County Conservation District for review.
(e)
Data concerning subsoil and rock foundation conditions and the
physical properties of the materials entering into the construction
of all BMPs.
(f)
Soil types as designated by the USDA SCS Soil Survey of Lancaster
County.
(g)
Designation of limits of on-site watershed areas, including
a map which shows the off-site watershed areas.
(h)
A note on the plan indicating any area that is not to be offered
for dedication along with a statement that the Borough is not responsible
for maintenance of any area not dedicated to and accepted for public
use and that no alteration to swales or basins or placement of structures
shall be permitted within easements.
(i)
A written hydraulic report and erosion and sedimentation narrative,
which includes stormwater runoff calculations for both predevelopment
and post-development conditions for peak discharge and pollutant removal.
(j)
An erosion and sedimentation control plan narrative that conforms
to the requirements of the Soil Erosion and Sedimentation Control
Manual of the Pennsylvania Department of Environmental Protection
and provides a description of all erosion and sedimentation control
measures, temporary as well as permanent, including the staging of
earthmoving activities, sufficient in detail to clearly indicate their
function.
(k)
Description of an ownership and maintenance program, in a recordable
form, that clearly sets forth the ownership and maintenance responsibilities
for all temporary and permanent stormwater management facilities,
including the following:
[1]
Description of the method and extent of the maintenance requirements.
[2]
When maintained by a private entity, identification of an individual,
corporation, association or other entity responsible for ownership
and maintenance.
[3]
When maintained by a private entity, a copy of the legally binding
document which provides that the Borough shall have the right to:
[a] Inspect the facilities at any time.
[b] Require the private entity to take corrective measures,
and assign the private entity reasonable time periods for any necessary
action.
[c] Authorize maintenance to be done and lien the cost
of the work against the properties of the private entity responsible
for maintenance.
[4]
Establishment of suitable easements for access to stormwater
management facilities.
This document shall be recorded in the Lancaster County Recorder
of Deeds office upon approval of the final plan.
(l)
For all proposed detention basins and retention basins and temporary
sedimentation basins, the documentation shall include a plotting or
tabulations of storage volumes with corresponding water surface elevations
and the outflow rates for those water surfaces.
(m)
For all proposed detention basins and retention basins and temporary
sediment basins, documentation shall set forth the design hydrology
and the shortcut routing method, or a method of equal caliber acceptable
to the Borough Engineer, utilized to determine the function of the
basin.
(n)
If the parent tract is located in areas of carbonate geology,
a geologic assessment of the effects of stormwater runoff and infiltration
on sinkholes.
[Added 11-4-2003 by Ord.
No. 310; amended 8-1-2006 by Ord. No. 329]
(o)
The effect of the project (in terms of runoff volumes and peak
flows) on adjacent properties and on any existing municipal stormwater
management collection systems that may receive runoff from the development
site.
[Added 11-4-2003 by Ord.
No. 310; amended 8-1-2006 by Ord. No. 329]
(20)
A complete landscape plan, prepared by a landscape architect, showing the location, size and type of all plant material required by provisions of Chapter
320, Zoning, or any other applicable Borough 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 all plans, narratives, notes, sketches, diagrams, etc., required by this chapter, Chapter
320, Zoning, and other applicable ordinances.
(21)
Clear sight triangles and stopping sight distances for all intersections as described in §
265-39E of this chapter shall be shown on the plan.
(22)
The location of all deciduous trees larger than three inches
in caliper and evergreen trees six feet or larger in height and/or
woodlands on the site and location of trees and/or woodland to be
removed.
(23)
A detailed schedule of inspections, as generally outlined by §
265-32 of this chapter, which is tailored for the site under consideration.
(24)
A tabulation of the number of parking spaces provided, indicating that the number provided complies with Chapter
320, Zoning.
E. Certificates, notifications and reports.
(1) Certificates. The following certificates shall be provided on sheet
1 of the submitted plans:
(a)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, to the effect that the plan is correct (see Appendix No. 1).
(b)
Certificate, signature and seal of the surveyor registered in
the Commonwealth of Pennsylvania, to the effect that the survey is
correct (see Appendix No. 2).
(c)
Certificate, signature and seal of a professional registered
in the Commonwealth of Pennsylvania and qualified to perform such
duties, indicating compliance with the provisions of the stormwater
provisions of this chapter (see Appendix No. 3).
(d)
Certificate of review by the Planning Commission (see Appendix
No. 9).
(e)
Certificate for approval by the Borough Council (see Appendix
No. 7).
(f)
A statement duly acknowledged before an officer authorized to
take acknowledgment of deeds and signed by the landowner, certifying
that the subdivision or land development shown on the plan is the
act and the deed of the owner; that all those signing are all the
owners of the property shown on the survey and plan; that they desire
the same to be recorded as such; and that all streets and other property
identified as proposed public property are dedicated for public use.
(See Appendix No. 4.) This must be dated following the last change
or revision to said plan.
(g)
Certification of review by the County Planning Commission (see
Appendix No. 10).
(h)
A certificate to accommodate the Recorder of Deeds information
(see Appendix No. 11).
(i)
A statement, duly acknowledged before an officer authorized
to take acknowledgments of deeds and signed by all record owners of
any lot to which land is to be joined by the plan, agreeing that the
conveyance is acceptable to such landowners, that they are all of
the owners of such lot and that they desire the same to be recorded.
(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. This 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)
Notification from the Borough and Postmaster that the proposed
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 Borough Engineer that all proposed improvements have been designed to the standards of the Borough and that financial guarantees in a form suitable to the Borough Council have been received (see Appendixes No. 14 and 16 and Article
V). When the applicant posts a financial guarantee in lieu
of completion of the improvements, the final plan shall be accompanied
by a completed improvement guarantee agreement.
(g)
Such written notices of approval as required by this chapter,
including written notices approving the water supply systems, sanitary
sewage systems and stormwater runoff to adjacent properties.
(h)
The submission of a controlling agreement in accordance with §
265-39H 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)
A Pennsylvania Department of Transportation highway occupancy
permit for any stormwater management facility proposed within the
right-of-way of a state road.
(k)
Receipt of approvals or permits from the appropriate agency
for the erosion and sedimentation control plan.
(3) Reports.
(b)
A traffic evaluation report as described in §
265-24 of this article.
(c)
A wetland report as described in §
265-25 of this article.
(d)
Copies of all decisions rendered by the Zoning Hearing Board
or Borough Council, as applicable, when the proposed use is permitted
by special exception or conditional use or where a variance has been
granted.
F. Filing fee. The final plan shall be accompanied by a check or money
order drawn to the order of the Borough in an amount specified on
the fee schedule adopted by the Borough Council.
Lot add-on plans shall be prepared by a qualified person and
shall include the following information:
A. Drafting standards. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in §
265-20A of this article.
B. Location and identification. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in §
265-20B of this article.
C. Existing features. The same standards shall be required for a lot add-on plan as specified for a preliminary plan in §
265-20C of this article.
D. Plan information. The same standards shall be required for a lot add-on plan as specified for a final plan in §
265-21D of this article.
E. Certificates. The following certificates shall be provided on sheet
1 of the submitted plans:
(1) Certificate, signature and seal of a surveyor registered in the Commonwealth
of Pennsylvania, to the effect that the survey is correct (see Appendix
2).
(2) Certificate for approval by the Borough Council (see Appendix No.
8).
(3) A statement, duly acknowledged before an officer authorized to take
acknowledgment of deeds and signed by the landowner, to the effect
that the subdivision or land development shown on the plan is the
act and the deed of the owner, that all those signing are all the
owners of the property shown on the survey and plan and that they
desire the same to be recorded as such. (See Appendix No. 4.)
(4) Certification of review by the County Planning Commission (see Appendix
No. 10).
(5) A certificate to accommodate the Recorder of Deeds information (see
Appendix No. 11).
F. Filing fee. The plan shall also be accompanied by a check or money
order drawn to the Borough in an amount specified on the fee schedule
adopted by the Borough Council.
All residential developments or subdivisions containing 20 or more dwelling units and all nonresidential subdivisions or developments (with the exception of agricultural development) with buildings containing in excess of 10,000 square feet of space shall provide studies and reports in accordance with the requirements of this section. All applicants with developments which do not meet the above-stated criteria shall submit the information required in §
265-24C(4).
A. Borough Council recognizes that development of land within the Borough
presents both benefits and challenges. Each development displays unique
circumstances. Without proper information, neither a developer nor
the Borough may gauge the actual effect of a development upon the
surrounding area, including the existing road network and how the
surrounding area and existing road network may affect safe and convenient
access to or use of the lot to be developed. Such information is vital
to enable developments to be designed in a manner which will ensure
adequate, safe and convenient access and prevent adverse consequences
to neighboring properties or existing public facilities. Section 503(2)(i)
of the Municipalities Planning Code expressly authorizes the Borough
to include provisions within this chapter to ensure that the layout
and arrangement of development shall conform to the Borough Comprehensive
Plan and to any regulations or maps adopted to implement the Borough
Comprehensive Plan. Municipalities Planning Code Section 503(2)(ii)
further authorizes the Borough to include in this chapter provisions
to ensure that streets in and bordering a proposed development shall
be coordinated and shall be of such widths and grades and in such
locations as are necessary to accommodate prospective traffic and
facilitate fire protection. It is the legislative intent of Borough
Council to require developers to prepare a traffic study to determine
whether adequate, safe and convenient access is available to the development
site and, if not, what improvements must be made by the developer
to provide such adequate, safe and convenient access. It is the further
intent of Borough Council to ensure that the internal traffic system
of the development is designed in a manner which will not adversely
impact or unduly burden the existing transportation network, access
to adjoining properties or planned improvements.
B. The applicant is responsible for assessing the traffic impacts associated
with a proposed development which meets any condition set forth above.
The Borough will review the applicant's assessment and supply
available data upon request to aid the applicant in preparing the
study. The applicant shall be responsible for all data collection
efforts required in preparing a traffic impact study including peak
period turning movement counts. In addition, the applicant is responsible
for ensuring that any submitted development plans meet the minimum
state and local standards for geometric design. The study shall be
conducted only by a professional engineer that has verifiable experience
in traffic engineering. Upon submission of a draft study, the Borough
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.
C. Traffic impact study contents. A traffic impact study prepared for
a specific site development proposal 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 development
plan. Following is a brief narrative for each section of a traffic
impact study.
(1) Introduction. This section identifies the land use and transportation
setting for the site and its surrounding area.
(a)
Site and study area boundaries. A brief description of the size
of the land 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 must be mutually
agreed upon by the developer, its engineer and the Borough.
(b)
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 should
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.
(c)
Existing and proposed site uses. The existing and proposed uses
of the site should be identified in terms of the various zoning categories
in the jurisdiction. In addition, identify the specific use on which
the request is made since a number of uses may be permitted under
the existing ordinances.
(d)
Existing and proposed nearby uses. Include a complete description
of the existing land uses in the vicinity of the site as well as their
current zoning. The applicant should 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.
(e)
Existing and proposed roadways and intersections. Within the
study area, describe existing roadways and intersections (geometrics
and traffic signal control) as well as improvements contemplated by
government agencies.
(f)
Existing accident data, including all reported accidents within
the previous five years.
(2) 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.
(a)
Daily and peak hour(s) traffic volumes. Where the proposed use
is anticipated to impact weekend traffic volumes, weekend daily and
peak hour(s) traffic volumes shall also be analyzed. Provide schematic
diagrams depicting daily and peak hour(s) traffic volumes for roadways
within the study area. Turning movement and mainline volumes are to
be presented for the three peak-hour conditions (a.m., p.m. and site-generated)
while only mainline volumes are required to reflect daily traffic
volumes. Include the source and/or method of computation for all traffic
volumes.
(b)
Volume/capacity analyses at critical points. Utilizing techniques
described in the highway capacity manual or derivative nomographs,
include an assessment of the relative balance between roadway volumes
and capacity. Perform the analysis for existing conditions (roadway
geometry and traffic signal control) for the appropriate peak hours.
(c)
Level of service at critical points. Based on the results obtained
in the previous section, levels of service [(A) through (F)] are to
be computed and presented. This section should also include a description
of typical operating conditions at each level of service.
(3) Analysis of future conditions without development. This section describes
the anticipated traffic volumes in the future and the ability of the
roadway network to accommodate this traffic without the proposed zoning
or subdivision request. The future year(s) for which projections are
made will be specified by the Borough and will be dependent on the
timing of the proposed development.
(a)
Daily and peak hour(s) traffic volume, including weekend traffic volumes, where relevant. Clearly indicate the method and assumptions used to forecast future traffic volumes in order that the Borough can duplicate these calculations. The schematic diagrams depicting future traffic volumes will be similar to those described in Subsection
C(2)(a) in terms of locations and times (daily and peak hours).
(b)
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.
(c)
Levels of service at critical points. Based on the results obtained
in the previous section, determine levels of service [(A) through
(F)].
(4) Trip generation. Identify the amount of traffic generated by the
site for daily and the three peak conditions. Trip generation shall
be based on published trip rates in the latest revision of Trip Generation,
Institute of Transportation Engineers.
(5) Trip distribution. Identify the direction of approach for site-generated
traffic for the appropriate time periods. As with all technical analysis
steps, the basic method and assumptions used in this work must be
clearly stated in order that the Borough can replicate these results.
(6) Traffic assignment. Describe the utilization of study area roadways by site-generated traffic. The proposed traffic volumes should then be combined with anticipated traffic volumes from Subsection
C(3) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(7) Analysis of future conditions with development. This section describes
the adequacy of the roadway system to accommodate future traffic with
development of the site.
(a)
Daily and peak hour(s) traffic volumes, including weekend traffic
volumes, where relevant. 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.
(b)
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 Subsection
C(2)(b) and
(3)(b).
(c)
Levels of service at critical points. As a result of the volume/capacity
analysis, compute and describe the level of service on the study area
roadway system.
(d)
Final design must address both traffic flow and traffic safety
considerations to provide safe operational characteristics.
(8) Recommended improvements. In the event that the analysis indicates unsatisfactory levels of service will occur on study area roadways, a description of proposed improvements to remedy deficiencies should be included in this section. These proposals would not include committed projects by the state and local jurisdictions which were described in Subsection
C(1) and reflected in the analysis contained in Subsection
C(2) and
(3).
(a)
Proposed recommended improvements. Describe the location, nature
and extent of proposed improvements to assure sufficient roadway capacity.
Accompanying this list of improvements are preliminary cost estimates,
sources of funding, timing and likelihood of implementation.
(b)
Volume/capacity analyses at critical points. Another iteration
of the volume/capacity analysis will be described which demonstrates
the anticipated results of making these improvements.
(c)
Levels of service at critical points. As a result of the revised
volume/capacity analysis presented in the previous section, present
levels of service for the highway system with improvements.
(9) Conclusion. The last section of the report should be a clear concise
description of the study findings. This concluding section should
serve as an executive summary.