A.
Sketch plans shall include any features of the Township's future
land use plan, thoroughfares plan, community facilities plan, or any
plans of the Township, including, but not limited to, proposed streets,
recreation areas, drainage reservation, future school sites and public
areas. A specific site analysis shall be provided which highlights
man-made and natural features. The analysis should include information
pertaining to soil types and stability, wetlands, scenic vistas, watercourses,
drainage patterns, slope, and transportation patterns and systems,
including 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.
B.
The scale and sheet size of sketch plans shall be as required for preliminary plans in § 236-402 of this chapter. Where appropriate, sketch plans may be drawn at a scale of one inch equals 100 feet. 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:
(1)
Name of the municipalities in which the project is to be located,
including the location of any municipal boundary line(s) if located
within the vicinity of the tract.
(2)
Name and address of the developer (if applicable), landowner
and parcel ID number.
(3)
Name of the individual and/or the firm that prepared the plan.
(4)
Location map with sufficient information to enable the Township
to locate the property.
(5)
North arrow, a graphic scale, and a written scale.
(6)
Existing tract boundaries (approximate) and accurately labeled
with the name(s) of adjacent landowner(s) and adjacent plan(s) of
record.
(7)
Significant topographical and man-made features (e.g., bodies
of water, quarries, floodplains, tree masses, structures).
(8)
Proposed street, parking, building, lot layout and setbacks.
(9)
Proposed land use; if several land uses are proposed, the location
of each land use shall be indicated.
(10)
Statement explaining the methods of water supply and sewage
disposal to be used.
(11)
In the case of a plan for which the subject tract has an environmental
covenant, the plan shall include a plan note indicating the recording
information of the environmental covenant executed pursuant to the
Pennsylvania Uniform Environmental Covenants Act, Act No. 68 of 2007,
27 Pa.C.S.A. §§ 6501 through 6517 (UECA).
A.
Preliminary subdivision and land development plans shall be prepared
by an engineer, surveyor, or landscape architect qualified to perform
such duties. If the preliminary plan does not include the total land
area held by the developer, a sketch plan shall be submitted for all
areas that could be available for future subdivision or land development.
The preliminary plan shall show, be accompanied by, or be prepared
in accordance with the following:
B.
Drafting standards.
(1)
The plan shall be clearly and legibly drawn at one of the scales
(inches equals feet) in Table 4-1:
|
Table 4-1
| ||
|---|---|---|
|
Plan Scale Requirements
| ||
|
Inches
|
Feet
| |
|
1 =
|
10
| |
|
1 =
|
20
| |
|
1 =
|
30
| |
|
1 =
|
40
| |
|
1 =
|
50
| |
|
1 =
|
100
| |
(2)
Dimensions and bearings for the perimeter property line of the
entire tract on preliminary plans and for the proposed property lines
and street right-of-way lines on final plans shall be in feet and
decimals and in degrees, minutes and seconds, respectively. 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, the 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)
All street profiles as well as the design of sanitary sewer
facilities, water supply facilities and stormwater management facilities
shall be drawn at the horizontal scale and one of the vertical scales
in accordance with Table 4-2:
|
Table 4-2
| ||
|---|---|---|
|
Plan/Profile Scale Requirements
| ||
|
Horizontal Scale
|
Vertical Scale
| |
|
1 inch = 50 feet
|
1 inch = 10 feet
| |
|
1 inch = 5 feet
| ||
C.
Location and identification.
(1)
The proposed project name or identifying title.
(2)
Name of the municipalities in which the project is to be located,
including the location of any municipal boundary line(s) if located
within the vicinity of the tract.
(3)
Name and address of the developer of the tract (or his authorized
agent).
(4)
Name and address of the individual and/or firm that prepared
the plan.
(5)
The file or project number assigned by the firm that prepared
the plan, the plan date, and the date(s) of all plan revisions.
(6)
A location map, drawn to scale, relating the subdivision to
at least two intersections of road center lines, including the approximate
distance to the intersection of the center lines of the nearest improved
street intersections.
(7)
A North arrow, a graphic scale, and a written scale.
(8)
The entire existing tract boundary with bearings and distances.
If a landowner is going 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 acres or less, it must be described to the
accuracy requirements of this chapter.
(9)
The total acreage of the entire existing tract.
(10)
The zoning requirements of the development, including the names
of all zoning districts, required lot size, required building setbacks
and yards, maximum lot coverage, required maximum and/or minimum development
density, maximum building height for each district and land use.
(11)
The location of existing lot line markers along the perimeter
of the entire existing tract.
(12)
Source of title, deed, book, page, plan book (if applicable),
and tax account identification number.
(13)
In the case of a Plan for which the subject tract has an environmental
covenant, the plan shall include a plan note indicating the recording
information of the environmental covenant executed pursuant to the
Pennsylvania Uniform Environmental Covenants Act, Act No. 68 of 2007,
27 Pa.C.S.A. §§ 6501 through 6517 (UECA).
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 benchmark and a notation of the datum used.
The applicable datum used by the applicable authority shall be used
in all plans indicating connection to the public sewer system or public
water system. Contours plotted by interpolation of the USGS 7.5 feet
quadrangle mapping will not be accepted.
(2)
Soils types as indicated by the USDA survey of Lancaster County.
(3)
The names of all immediately adjacent landowners, and the names
and plan book record numbers of all previously recorded plans for
adjacent projects.
(4)
The following items when located within the subject tract or
within 200 feet of the subject tract:
(a)
The location, name and dimensions of existing rights-of-way
and cartways for streets, access drives, driveways and service streets;
(b)
The location and size of sanitary sewer mains, water supply
mains, fire hydrants, buildings, stormwater management facilities,
watercourses, floodplains and any related rights-of-way;
(c)
The location of existing rights-of-way for railroads and for
electric, gas, and oil transmission lines;
(d)
The location of on-lot septic systems and on-lot water supplies;
and
(e)
Significant environmental or topographic features, such as floodplains,
wetlands, quarry sites, solid water disposal areas, historic features,
cemetery or burial sites, archaeological sites, highly erosive soils,
or wooded areas.
(5)
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, access drives, 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, railroads, et cetera.
(d)
The location and identification of all existing buildings and
other improvements.
(e)
The size, capacity, and condition of the existing stormwater
management system and any other facility that may be used to convey
storm flows.
(f)
The location and size of existing on-lot sewage systems and
wells.
(g)
Significant environmental or topographic features such as floodplains,
quarry sites, solid waste disposal areas, historic features, cemetery
or burial sites, archaeological sites, highly erosive soils, or wooded
areas.
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)
Lot numbers in consecutive order.
(4)
The location and dimensions of any proposed parks, playgrounds,
recreational facilities, open space, common elements, or other facilities
or spaces intended to be dedicated for public use or reserved for
public, semi public, community or private use.
(5)
In the case of land developments, the location and configuration
of proposed buildings, parking compounds, streets, access drives,
driveways, and all other significant planned facilities.
(6)
Total number of existing and proposed lots, units of occupancy,
density, and proposed land use (if a multiple land use is proposed
an indication of the location of each land use).
(7)
Easements and rights-of-way.
(8)
Building setback lines, with distances from the street right-of-way
line and lot lines.
(9)
Identification of buildings to be demolished.
(10)
Typical street cross section for each proposed street and typical
cross section for any existing street that will be improved as part
of the application. Each cross section shall include the entire right-of-way
width.
(11)
Street center-line profile for each proposed public or private
street, including corresponding center-line stationing.
(12)
Design of any proposed sanitary sewer facilities, water supply
facilities, and stormwater management facilities. In addition, design
calculations shall be submitted to support the design of the various
facilities.
(13)
A statement on the plan indicating any special exception, conditional
use, or variance granted by the Township, along with the specific
section reference of the Lancaster Township Zoning Ordinance, as amended,
the date of approval, and specific conditions as part of an approval,
if applicable.
(14)
A statement on the plan indicating any existing or proposed
modifications to this chapter granted by the Township, along with
the specific section reference of this chapter, date of approval,
and any specific conditions as part of an approval, if applicable.
(15)
Proposed street names.
(16)
A table indicating the existing zoning district, total tract
area, required lot size, required setbacks and yards, maximum lot
coverage, 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, the Lancaster Township Floodplain
Management Ordinance,[2] as amended, or 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.
[Amended 4-11-2016 by Ord. No. 2016-02]
(19)
Location of all percolation test holes, deep probe holes, and
proposed well locations.
(20)
Easements for the on-lot sewage replacement locations.
(21)
Clear sight triangles and stopping sight distances for all intersections as described in Article VI of this chapter.
(22)
Lighting plans, where street or parking lot lighting is proposed,
including photometrics and all details including locations, footers
and mounting equipment.
(23)
The location of all trees and existing wooded areas on the site,
and the location of trees to be removed and trees to remain.
(24)
Where the preliminary plan covers only a portion of an intended larger development, a sketch plan in accordance with § 236-401 of this chapter shall be furnished depicting the future subdivision or development. The sketch plan shall be suitable to the Township and in compliance with the requirements of this chapter. The sketch plan shall include the logical extension of the transportation, sewer, and water facilities for future subdivision or development, and those facilities and utilities shown on the preliminary plan will be considered in light of adjustments and connections with future transportation facilities and utilities as part of future subdivision or development.
(25)
In case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed sections/phases as well as deadlines within which applications
for final plan approval of each section/phase are intended to be filed
shall be provided. Each section/phase in any subdivision or land development,
except for the last section/phase, shall contain a minimum of 25%
of the total number of units of occupancy as depicted on the preliminary
plan.
F.
Certificates, notifications, and reports.
(1)
Certificates.
(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, in accordance with
the requirements of Pennsylvania Chapter 15 (State Board of Landscape
Architects) or Chapter 37 (State Registration Board for Professional
Engineers, Land Surveyor and Geologists), Title 49, of the Pennsylvania
Code, as applicable (see Appendix No. 1).[3]
[3]
Editor's Note: Appendixes are included as attachments to this chapter.
(b)
Certificate, signature, and seal of the surveyor to the effect
that the survey is correct, in accordance with the requirements of
Pennsylvania Chapter 37 (State Registration Board for Professional
Engineers, Land Surveyor and Geologists), Title 49, of the Pennsylvania
Code (see Appendix No. 2).
(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.
G.
Filing fee. The preliminary plan shall be accompanied by a check
or money order drawn to the order of the Township in the amount specified
on the fee schedule adopted by resolution of the Board of Supervisors
and available at the Township Office.
A.
Final subdivision plans and boundary surveys shall be prepared by
a surveyor, and final land development plans shall be prepared by
an engineer, surveyor, or landscape architect qualified to perform
such duties. The final plan shall show, be accompanied by, or be prepared
in accordance with the following.
B.
Drafting standards. The same drafting standards shall be required for a final plan as required for a preliminary plan in § 236-402 this chapter.
C.
Location and identification. The same location and identification standards shall be required for a final plan as required for a preliminary plan in § 236-402 of this chapter.
D.
Existing features. The same existing features standards shall be required for a final plan as required for a preliminary plan in § 236-402 of this chapter.
E.
Plan information.
(1)
Complete description of the center line and the right-of-way
line for all new streets and alleys, whether public or private. 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 lots. Curve segments shall be comprised of arc, chord, bearings,
and distances. Lot line distances and lot area shall exclude areas
within any street right-of-way.
(3)
Lot numbers in consecutive order.
(4)
The location, dimensions, and amenity details of any proposed
parks, playgrounds, recreational facilities or space intended to be
dedicated for public use and reserved for public, semipublic, community,
or private use.
(5)
In the case of land development plans, the location and configuration
of proposed buildings, parking compounds, streets, access drives,
driveways, and all other significant planned facilities.
(6)
The total number of existing and proposed lots, units of occupancy,
density, and proposed land use; if a multiple land use is proposed,
an indication of the location of each land use.
(7)
Easements and rights-of-way.
(8)
Building setback lines, with distances from the street right-of-way
line.
(9)
Identification of buildings to be demolished.
(10)
Typical street cross section for each proposed street, 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.
(11)
Final vertical and horizontal alignment for each proposed street,
sanitary sewer, and water distribution system. All street profiles
shall show at least the existing 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)
Final street names with notice of approval from Lancaster Countywide
Communications.
(13)
Location and material of all permanent monuments and lot line
markers, including a note that all monuments and lot line markers
are set or indicating when they will be set.
(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.
(16)
Identification of any lands to be dedicated or reserved for
public, semipublic, community, or private use.
(17)
A table indicating the existing zoning district, total tract
area, required lot size, required setbacks and yards, maximum lot
coverage, 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), 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.
(19)
In the case of a plan which requires access to a highway under
the jurisdiction of PennDOT, the inclusion of the following plan note:
"A Highway Occupancy Permit is required pursuant to Section
420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State
Highway Law,'[2] 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."
[2]
Editor's Note: See 36 P.S. § 670-420.
(20)
A statement on the plan indicating any special exception, conditional
use, or variance granted by the Township, along with the specific
section reference of the Lancaster Township Zoning Ordinance,[3] as amended, the date of approval, and specific conditions
as part of an approval, if applicable.
(21)
A statement on the plan indicating any modifications to this
chapter granted by the Township, along with the specific section reference
of this chapter, date of approval, and any specific conditions as
part of an approval, if applicable.
(22)
A note shall be included on the plan indicating specific areas,
including stormwater management facilities, which shall be owned privately
and those which shall be owned by the Township. All areas and facilities
that shall be offered for dedication to the Township shall be clearly
identified and marked on the plan.
(23)
Location of all percolation test holes, deep probe holes, and
proposed well locations.
(24)
A complete landscape plan, prepared by a landscape architect
qualified to perform such duties, showing the location, size and type
of all plant material required by the provisions of this chapter or
any other applicable Township regulations, including, but not limited
to, screening, plantings, parking landscaping, replacement trees,
and street trees. The landscape plan shall include all interior landscaping
calculations, as well as a note indicating the specific Township regulation
or requirement and the specific number and type of proposed planting
demonstrating compliance with the applicable Township regulation or
requirement. The landscape plan should be provided on separate sheets
and must include the signature and seal of the landscape architect
qualified to perform such duties and responsible for the preparation
of the plan to the effect that the plan is correct, in accordance
with the requirements of Pennsylvania Chapter 15 (State Board of Landscape
Architects), Title 49, of the Pennsylvania Code, as applicable.
(25)
Easements for the on-lot sewage replacement locations.
(26)
Clear sight triangles and stopping sight distances for all intersections as described in Article VI of this chapter shall be shown on the plan.
(27)
Lighting plans, where street or parking lot lighting is proposed,
including photometrics and all details, including locations, footers
and mounting equipment.
(28)
The location of all trees and existing wooded areas on the site
and location of trees to be removed and trees to remain.
F.
Certificates, notifications, and reports.
(1)
Certificates.
(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, in accordance with
the requirements of Pennsylvania Chapter 15 (State Board of Landscape
Architects) or Chapter 37 (State Registration Board for Professional
Engineers, Land Surveyor and Geologists), Title 49, of the Pennsylvania
Code, as applicable. (See Appendix No. 1.)[4]
[4]
Editor's Note: Appendixes are included as attachments to this chapter.
(b)
Certificate, signature, and seal of the surveyor to the effect
that the survey is correct, in accordance with the requirements of
Pennsylvania Chapter 37 (State Registration Board for Professional
Engineers, Land Surveyor and Geologists), Title 49, of the Pennsylvania
Code. (See Appendix No. 2.)
(c)
Certificate of review by the Lancaster Township Planning Commission.
(See Appendix No. 6.)
(d)
Certificate for approval by the Board of Supervisors with space
for the signature of the Chairman and Secretary or their designees.
(See Appendix No. 7.)
(e)
A statement duly acknowledged before an officer authorized to
take acknowledgment of deeds and signed by the landowners, certifying
that the subdivision or land development shown on the plan is the
act and the deed of the landowners; that all those signing are all
the landowners 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. This must be dated following the last change or revision
to said plan. (See Appendix No. 3.)
(f)
Certification of review by the LCPC. (See Appendix No. 8.)
(2)
Notifications.
(a)
Notification from PA DEP that either approval of the sewage
facility plan revision (plan revision module for land development),
supplement, or exemption has been granted or notice from PA 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 line or right-of-way line 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)
Where the tract described in the subject application includes
any residential development, the applicant shall prepare a written
notice to the superintendent of the School District of Lancaster.
Such notice shall include, but not be limited to, the location of
the development, the number and types of units to be included in the
development, and the expected construction schedule of the development.
The Township shall be responsible for forwarding the written notice
to the superintendent of the School District of Lancaster.
(e)
Notice from Lancaster County-Wide Communications and the emergency
service providers in the Township stating that the proposed private
and/or public street names are acceptable.
(f)
A note placed on the plan indicating any area that is not to
be offered for dedication, if applicable.
(g)
Written notice from the Township Engineer and the applicable authority engineer that all proposed improvements have been designed to the standards of the Township and/or the applicable authority and that financial guarantees in a form suitable to the Board of Supervisors and the applicable authority have been received in accordance with Article V of this chapter.
(h)
When the applicant posts financial guarantee in lieu of completion
of the improvements, the final plan shall be accompanied by a completed
improvement guarantee agreement in a form that is acceptable to the
Township.
(i)
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.
(j)
The submission of a controlling agreement in accordance with § 236-602A(22) of this chapter when an application proposes to establish a street which is not offered for dedication to public use.
(k)
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 permits, earth disturbance
permits, stream encroachment permits, and general permits.
(m)
When the final plan is submitted in sections/phases, 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 section/phase of the project.
G.
Filing fee. The final plan shall be accompanied by a check or money
order drawn to the order of the Township in the amount specified on
the fee schedule adopted by resolution of the Board of Supervisors
and available at the Township office.
A.
Preparation. Lot add-on plans shall be prepared by a surveyor and
shall include the following information.
B.
Drafting standards. The same drafting standards shall be required for a lot add-on plan as required for a preliminary plan in § 236-402 this chapter.
C.
Location and identification. The same location and identification standards shall be required for a lot add-on plan as required for a preliminary plan in § 236-402 of this chapter.
D.
Existing features.
(1)
The names of all immediately adjacent landowners and the names
and plan book record numbers of all previously recorded plans for
adjacent projects.
(2)
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, access drives, 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 location and identification of all existing buildings and
other improvements.
(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 features, cemetery
or burial sites, archaeological sites, highly erosive soils, or wooded
areas.
E.
Plan information. The same plan information standards shall be required for a lot add-on plan as required for a final plan in § 236-403 of this chapter.
F.
Certificates.
(1)
Certificate, signature, and seal of the surveyor to the effect
that the plan is correct, in accordance with the requirements of Pennsylvania
Chapter 37 (State Registration Board for Professional Engineers, Land
Surveyor and Geologists), Title 49, of the Pennsylvania Code (see
Appendix No. 2).[1]
[1]
Editor's Note: Appendixes are included as attachments to this chapter.
(2)
Certificate for approval of the plan by the Board of Supervisors
with space for the signature of the Chairman and Secretary or their
designees (see Appendix No. 7).
(3)
A statement, duly acknowledged before an officer authorized
to take acknowledgment of deeds and signed by the landowners, to the
effect that the subdivision or land development shown on the plan
is the act and the deed of the landowners, that all those signing
are all the landowners of the property shown on the survey and plan,
and that they desire the same to be recorded as such. This must be
dated following the last change or revision to said plan (see Appendix
No. 3).
(4)
Certificate of review of the plan by the Lancaster Township
Planning Commission (see Appendix No. 6).
(5)
Certificate of review of the plan by the LCPC (see Appendix
No. 8).
G.
Filing fee. The lot add-on plan shall be accompanied by a check or
money order drawn to the order of the Township in the amount specified
on the fee schedule adopted by resolution of the Board of Supervisors
and available at the Township Office.
The following reports shall be included with all land development
plans:
A.
Water service feasibility report.
(1)
The applicant shall submit a feasibility report concerning the
availability of a public water system in or near the proposed land
development. Said report shall be prepared by an engineer qualified
to perform such duties and be submitted in conjunction with the plan
for review by the Township, the applicable authority, and for recommendations
by the local office of PA DEP.
(a)
Within any UGA or VGA or within any area that the Act 537 Plan
identifies to be served by public utilities, any lot created, and
any land development plan that proposes to increase flows equal to
or greater than 400 gallons per day, shall be served by public water.
(b)
For those areas not located within an UGA or VGA or within any
area that the Act 537 Plan identifies to be served by public utilities,
the feasibility report is not required for residential subdivisions
of four lots or less, including remaining lands and commercial or
industrial land development plans with a flow rate demand of less
than 400 gallons per day.
(2)
If connection to an existing public water system is proposed,
the developer shall submit an agreement which verifies the commitment
of the public water provider to provide water as will be utilized
by the subdivision or land development for such period of time and
under such terms and conditions determined acceptable to the provider.
(3)
If the water supply system proposed involves the utilization
of water obtained from the tract being subdivided or developed (irrespective
of whether or not that water is being distributed as a part of a community
water supply system), that water supply source may be utilized only
when:
(a)
The feasibility study establishes and the engineer qualified
to perform such duties performing the study certifies that the groundwater
recharge on the tract in question after development will exceed the
anticipated water usage figures under the following PA DEP standards:
[1]
A population of 3 1/2 persons per dwelling unit shall be
assumed for residential units.
[2]
An average daily usage of 100 gallons per person per day is
to be used where residential use is contemplated.
[3]
Groundwater supply will exceed projected water usage quantities
where industrial, agricultural or commercial use is contemplated.
(b)
The Township Engineer recommends the study for approval.
(4)
When industrial, agricultural or commercial use is intended,
the applicant shall, in the feasibility study, set forth the proposed
nature of the use, the proposed number of employees and whether or
not water will be used for cleanup and/or processing or otherwise
in connection with the use. The applicant shall in addition set forth
the proposed allocation of available water supply between or among
the proposed uses and shall set forth a plan or proposal pursuant
to which such allocation can reasonably be monitored and enforced
by the Township or applicable authority.
(5)
In all cases the applicant shall demonstrate that the water
to be supplied shall be of an adequate quality and quantity for the
intended use. Potable water shall meet all applicable standards of
PA DEP or the USEPA.
(6)
If community water systems are proposed, these systems shall
be in compliance with the above requirements as well as the regulations
of PA DEP and the applicable authority.
B.
Sewer service feasibility report.
(1)
The applicant shall submit a feasibility report concerning the
availability of a public sewer system in or near the proposed land
development. Said report shall be prepared by an engineer qualified
to perform such duties and be submitted in conjunction with the plan
for review by the Township, the applicable authority, and for recommendations
by the local office of PA DEP.
(a)
Within any UGA or VGA or within any area that the Act 537 Plan
identifies to be served by public utilities, any lot created, and
any land development plan that proposes to increase flows equal to
or greater than 400 gallons per day, shall be served by public sewer.
(b)
For those areas not located within an UGA or VGA or within any
area that the Act 537 Plan identifies to be served by public utilities,
the feasibility report is not required for residential subdivisions
of four lots or less, including remaining lands, and commercial or
industrial land development plans which propose effluent flows of
less than 400 gallons per day.
(2)
If connection to an existing public sewer system is proposed,
the developer shall submit an agreement which verifies the commitment
of the public sewer service provider to provide such sewage disposal
as will be utilized by the subdivision or land development for such
period of time and under such terms and conditions as determined acceptable
to the provider.
(3)
As a part of the feasibility study, the applicant shall state
the type of sewage disposal desired for each of the proposed lots.
If other than connection to a public sewer system or the installation
of a conventional on-site sewage disposal system is intended on any
of the lots, that fact shall be indicated on the plan itself. The
following conditions shall apply:
(a)
The Board of Supervisors will approve on-lot sewage disposal
systems only when the Township SEO shall certify that both an initial
location and a replacement location for the on-lot sewage disposal
system are present on each lot.
[1]
The replacement location shall be of a size and capacity to
allow complete abandonment of the initial system in the event of failure.
[2]
The replacement location shall be protected from traffic, and
no filling or excavation shall be allowed within its boundary.
[3]
The standards for installation of the replacement system shall
be as required by PA DEP at the time of its construction.
(b)
Subdivisions proposing a lot or lots utilizing alternate on-site
sewage disposal systems will not be approved by the Board of Supervisors
unless:
[1]
The Township SEO and/or a sanitarian of PA DEP certifies that
a conventional sewage disposal site cannot reasonably be located on
the site; and
(c)
The feasibility study shall include the results of the probe
hole analyses and soil absorption tests on each of the lots as proposed
in the subdivision. These probe hole analyses and soil absorption
tests shall be certified as accurate by the Township SEO.
(4)
If community sewer systems are proposed, these systems shall
be in compliance with the above requirements as well as the regulations
of PA DEP and the applicable authority.
There are two types of required traffic impact studies.
A.
Studies required.
(1)
Abbreviated traffic impact study. Whenever a proposed development
project will generate 50 to 99 new vehicle trips in the peak direction
(inbound or outbound) during the site peak traffic hour, the applicant
shall perform an abbreviated traffic impact study. The study must
utilize trip generation rates from the most recent version of the
ITE Trip Generation Manual or from a local study of corresponding
land uses and quantities. Based on this study, certain improvements
may be identified as necessary to provide safe and efficient access
to the development. The abbreviated traffic impact study shall include:
(2)
Comprehensive traffic impact study. Whenever a proposed development
project will generate 100 or more new vehicle trips in the peak direction
(inbound or outbound) during the site peak traffic hour or generate
an ADT of greater than 3,000, the applicant shall perform a comprehensive
traffic impact study. Based on this study, certain improvements may
be identified as necessary to provide safe and efficient access to
the development. In addition, a comprehensive traffic impact study
shall be prepared at the discretion of the Township whenever either
of the following conditions exist within the impact study area:
(a)
Current traffic problems exist in the local area or neighborhood,
including but not limited to a high crash location, confusing intersection,
or a congested intersection that directly affects access to the development.
(b)
The ability of the existing roadway system to handle increased
traffic or the feasibility of improving the roadway system to handle
increased traffic is limited.
(c)
If access is proposed to a state roadway, the traffic impact
study shall be prepared in accordance with and shall conform to the
most recent version of PennDOT Publications and Procedures for Transportation
Impact Studies, Publication 46, Traffic Engineering Manual.
B.
Traffic impact study requirements.
(1)
The traffic impact study shall be prepared in accordance with
PennDOT Publications and Procedures for Transportation Impact Studies,
Publication 46, Traffic Engineering Manual, and Institute of Transportation
Engineers' (ITE) recommended practice "Transportation Impact
Analyses for Site Development."
(2)
Area and scope of traffic impact study. The traffic impact study
area and scope shall be based on the characteristics of the surrounding
area and the impact of the plan on the area. The intersections to
be included in the study shall be adjacent to the site or have direct
impact upon the access to the site. Prior to initiation of the study,
the area and scope shall be mutually agreed upon between the Township
Engineer and the traffic engineer preparing the study.
(3)
Preparation by transportation engineer required. The traffic
impact study shall be prepared by a professional engineer registered
in Pennsylvania with specific training in traffic and transportation
engineering, at least four years of experience related to preparing
traffic studies for existing or proposed developments, and sufficient
prior traffic study experience to qualify the engineer to render any
opinions and recommendations in the study.
(4)
Horizon year. The traffic forecasts shall be prepared for the
anticipated opening year of the development, assuming full build-out
and occupancy. The horizon year in the remainder of this chapter and
shall be a minimum of five years after the opening year.
(5)
Traffic data, projections and analysis periods.
(a)
Traffic data used in the study shall not be more than one-year
old.
(b)
Estimates of nonsite traffic shall be made and will consist
of traffic generated by all other developments within the study area
for which preliminary and/or final plans have been approved and traffic
from background traffic growth in and around the study area. Traffic
generated by other development for which an application has been submitted
but not yet approved shall be included at the discretion of the Township.
Nonsite traffic may be estimated using the "build-up" technique or
by way of area transportation plan data or modeled volumes. Background
growth compounded annually shall be established using the growth rates
from PennDOT.
(c)
Analyses shall be conducted for the a.m. and p.m. peak-hour
periods. If the study area includes an intersection on an arterial
roadway or if the proposed development includes retail related uses,
then the Saturday peak-hour period shall also be analyzed. Where the
peak hour of the generator does not coincide with the peak hour of
the adjacent street, then the peak hour(s) of the generator shall
also be analyzed.
(6)
Trip generation rates required.
(a)
The traffic impact study shall include a table showing the land
uses and codes as defined by ITE and quantities of each land use,
with the corresponding trip generation rates or equations (with justification
for selection of one or the other), and resulting number of trips,
including entering, exiting and total trips. The trip generation rates
used must be either from the latest edition of Trip Generation by
ITE or from a local study of corresponding land uses and quantities.
All sources must be referenced in the study. The anticipated types
and volumes of truck traffic using the site shall be identified.
(b)
All trip generation calculations shall be based on the methodologies
as published in ITE's "Trip Generation Handbook" or as mutually
agreed between the Township Engineer and the traffic engineer preparing
the study.
(c)
Consideration of pass-by or shared trips. If pass-by trips or
shared trips are a major consideration for the land use in question,
calculations of pass-by and/or shared trips shall be based on published
rates as identified in ITE's "Trip Generation Handbook."
(d)
Rate sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates must be justified in the study.
(e)
Explanations required. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be justified
and explained in the study.
(7)
Definition of influence area.
(a)
Prior to trip distribution of site-generated trips, an influence
area must be defined, which contains 80% or more of the trip ends
that will be attracted to the development. A market study may be used
to establish the limits of an influence area, if available. If no
market study is available, an influence area shall be determined based
on a reasonably defined market area. The influence area may also be
based on a reasonable maximum convenient travel time to the site,
or delineating area boundaries based on locations of competing developments.
(b)
Other methods, such as using trip data from an existing development
with similar characteristics, or using an existing origin-destination
survey of trips within the area, may be used in place of the influence
area to delineate the boundaries of the impact.
(8)
Estimates of trip distribution required.
(a)
Trip distribution shall be estimated using analogy, trip distribution
model, or surrogate data.
(b)
Whichever method is used, trip distribution must be estimated
and analyzed for the horizon year and must be justified in the study.
A multi-use development may require more than one distribution and
coinciding assignment for each phase (e.g., residential and retail
phases on the same site). Consideration must also be given to whether
inbound and outbound trips will have similar distributions.
(c)
The methodology for determining trip distribution shall be mutually
agreed upon between the Township Engineer and the traffic engineer
preparing the study.
(9)
Trip assignments.
(a)
Assignments must be made considering logical routings, available
roadway capacities, left turns at critical intersections, and projected
(and perceived) minimum travel times. In addition, multiple paths
shall often be assigned between origins and destinations to achieve
realistic estimates, rather than assigning all of the trips to the
route with the shortest travel time. The assignments must be carried
through the external site access points and, in projects producing
500 or more additional peak direction trips to or from the site during
the development's peak hour, through the internal roadways. When
the site has more than one access driveway, logical routing and possibly
multiple paths shall be used to obtain realistic driveway volumes.
The assignment shall reflect conditions at the time of the analysis.
Assignments may be accomplished either manually or with applicable
computer models.
(b)
If a thorough analysis is required to account for pass-by trips,
such analysis shall determine the percentage of pass-by trips in the
total trips generated using methodology; estimate a trip distribution
for the pass-by trips; perform two separate trip assignments, based
on the new and pass-by trip distributions; and combine the pass-by
and new trip assignment.
(c)
Upon completion of the initial site traffic assignment, the
results shall be reviewed to determine if the volumes appear logical,
given characteristics of the road system and trip distribution. Adjustments
shall be made if the initial results do not appear to be logical or
reasonable.
(d)
The methodology for determining trip assignments shall be mutually
agreed upon between the Township Engineer and the traffic engineer
preparing the study.
(e)
Total traffic impacts. Traffic estimates for any site with current
traffic activity shall reflect not only new traffic associated with
the site's redevelopment but also the trips subtracted from the
traffic stream because of the removal of a land use. The number of
trips to be subtracted for the existing use shall be based on actual
counts. The traffic impact study shall clearly depict the total traffic
estimate and its components.
(10)
Analysis.
(a)
Traffic analyses shall be completed for the existing conditions
and opening day/build-out year and horizon year, both without and
with development. Analyses may consider proposed roadway improvements
only if said improvements have committed funding.
(b)
Capacity analysis shall be performed at each of the major street
and project site access intersection locations (signalized and unsignalized)
within the study area. In addition, analyses shall be completed for
roadway segments, deemed sensitive to site traffic within the study
area. These may include such segments as weaving sections, ramps,
internal site roadways, parking facility access points, and reservoirs
for vehicles queuing off site and on site. Other locations may be
deemed appropriate depending on the situation.
(c)
The recommended level of service analysis procedures detailed
in the most recent edition of the Highway Capacity Manual shall be
followed. The operational analyses in the Highway Capacity Manual
should be used for analyzing existing conditions, traffic impacts,
access requirements, or other future conditions for which traffic,
geometric and control parameters can be established.
(d)
Where a Level of Service (LOS) "F" results, the associated delay
shall be noted in the study. Existing peak-hour factors and site-specific
truck and roadway grade percentages shall be utilized.
(e)
Traffic signal warrant analyses evaluating all warrant criteria
shall be completed for each unsignalized intersection which is shown
to have an approach operating at an LOS "E" or "F."
(f)
Where traffic signals exist or are proposed, analyses of the
need for signalized left-turn phases shall be completed in accordance
with PennDOT Publication 149.
(g)
Queue length analyses shall be completed for each lane group.
The need for acceleration and deceleration lanes shall be presented
in the study. The need for right- and left-turn lanes shall also be
evaluated. For both signalized and unsignalized intersections, PennDOT
Publication 46 shall be used as the basis for determining the need
and required lengths for said lanes.
(h)
Accident data for the most recent three-year period shall be
presented and analyzed for trends, type of accidents and causation
factors.
(i)
Required levels of service. The study shall identify the improvements
necessary to meet the goals thereof and the applicant shall be responsible
to make all improvements required by law.
A.
The applicant shall submit a wetland study in duplicate with the
submittal of all subdivision and land development plans, if wetlands
are present on the site. The purpose of the study shall be to determine
the extent of wetlands on the site.
B.
The study shall be performed by a wetland scientist.
C.
Requirements for wetland studies.
(1)
Delineations shall follow the procedures outlined in the version
of the USACE's Wetlands Delineation Manual, as amended and approved
by the USACE for use, including any supplements also so approved by
the USACE for use.
(2)
Delineations shall be supported by reports. The report shall
contain the following sections:
(a)
Introduction. Description of the physical features of the site,
its location and the proposed plans for the site.
(b)
Methods. Description of the methods used for the study. Relevant
information includes the date of the field investigation, the number
of transects and sampling points used, the size of vegetation quadrants
employed, the size of soil pits used, and taxonomic references.
(c)
Results and discussion. Description of the findings of the study.
Soils, vegetation and hydrology for wetland and upland areas of the
site shall be discussed. Any problem areas shall be thoroughly studied
and discussed.
(d)
Conclusions. The extent of wetlands on the site shall be discussed.
The impact of the proposed project on these wetlands shall also be
considered.
(3)
Included in the report as appendixes or tables shall be:
(a)
Site location map (USGS 7.5 feet quadrangle will suffice).
(b)
NWI map.
(c)
Soil survey map with soil descriptions.
(d)
Data sheets for each sampling point.
(e)
Wetland Boundary Map. Wetland boundaries shall be surveyed and
shown on a map (or drawing) of appropriate scale. The limits of the
wetland study area shall be clearly shown. The map shall also show
the location of all sampling points used in the study, the date of
the delineation, and the name of the consulting firm which performed
the delineation.
(f)
Color photos of wetland areas on the site, with locations and
directions of view keyed to the Wetland Boundary Map.
(g)
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 shall contain the introductory
material, the methods section and a discussion of the result of the
study. Site location, NWI and soil maps shall also be provided.
(5)
All plans shall contain notes for future lot owners. The wetland
boundary on each lot shall 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. 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 regulated wetland by the state and federal governments. Since lot owners may be responsible for maintenance of mitigation areas and 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. Mitigation areas need to be contained within an easement meeting the requirements of § 236-605 of this chapter as it relates to drainage facilities with the extent of the easements subject to the approval of the Township.
(7)
The Township reserves the right to reject any submitted wetland
delineations. Should the Township feel the actual wetland area differs
from that 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 USACE will be requested. Any charges
for the jurisdictional delineation shall 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 issued
and/or for the extent of all construction.
