Article III: Information to Be Shown on or Submitted with Development Plans

§ 178-17 Sketch plan.

Purpose. The submission of a sketch plan application does not constitute submission of a plan for the purpose of determining approval and is not subject to Section 508 of the MPC.[1] No legal rights are attached to the sketch plan. The sketch plan affords the applicant an opportunity to receive recommendations and guidance from Township staff, consultants, and the Planning Commission while the project is at an early state. The type and quality of information provided with the sketch plan has a direct nexus to the level of assistance that is provided by the Township. The sketch plan should be prepared in accordance with the guidelines set forth in this section.

[1]

Editor' Note: See 53 P.S. § 10508.

Drafting. The plan should be prepared according to the following:

(1)

Clearly and legibly drawn at a typical civil engineering scale and in no case may be drawn to a scale less than 100 feet to the inch.

(2)

Sheet size shall be 18 inches by 24 inches, 24 inches by 36 inches, or 30 inches by 42 inches. Each plan shall contain a minimum of two sheets, with the first sheet displaying the existing conditions of the subject property, and the second sheet displaying the proposed conditions of the subject property. A key map showing the location of specific sheets and sections shall be placed on each sheet. Each sheet shall be numbered to show the relationship to the total number of sheets in the plan (e.g., "sheet 1 of 2").

(3)

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

(4)

Profile sheets shall include the corresponding horizontal alignment; utilities and stormwater facilities shall be located in a given area on the same sheet to show their interrelationship.

Project identification and location data. Where appropriate, the plan should include the following:

(1)

Proposed project name or identifying title;

(2)

Name of the municipality in which the project is to be located and, if in the vicinity of a municipal boundary line, identify the location of the boundary line;

(3)

Location map, drawn to a scale that clearly identifies the relationship of the property to at least two intersections of existing road center lines;

(4)

Name. If a corporation, partnership, etc., provide the full legal name, type of entity, state of registration/incorporation and address; if a post office box, also provide a physical address of the following:

(a)

Owner;

(b)

Applicant;

(c)

Authorized agent for the owner and applicant, if any; and

(d)

Firm that prepared the plans.

(5)

Source of title to the land, as shown in the office of the Cumberland County Recorder of Deeds, and, if the property is subject to an equitable ownership, the name, address, and equity agreement should be identified.

(6)

Names of all landowners, and names/plan book record numbers of the last recorded plans for property located within 200 feet of the subject property;

(7)

Street address and parcel identification number (PIN) assigned to the property by the Cumberland County Tax Assessment Office;

(8)

Plan date and the date(s) of all plan revisions;

(9)

North arrow, a graphic scale, and a written scale;

(10)

Total acreage (gross and net) of the existing subject property and total acreage (gross and net) of the proposed subject property;

(11)

Zoning Ordinance[2] zone designation for the subject property and surrounding property;

[2]

Editor's Note: See Ch. 205, Zoning.

(12)

Relevant zone requirements for the subject property;

(13)

Date of decision, relief granted, and conditions imposed for any existing waivers, variances, special exceptions, conditional uses, existing nonconforming structures/uses, and previous conditions of plan and other regulatory approvals that are applicable to the plan and property;

(14)

Proposed land use, total proposed number of lots, number of units of occupancy, density, minimum lot size, lot coverage, building coverage, type of sanitary sewage disposal, type of water supply, and, if applicable, name of authority providing sanitary sewage disposal; and/or

(15)

Building setback lines, with distances from the property and street right-of-way;

(16)

Buildings and other improvements to be demolished, and the construction sequence thereof;

(17)

Approximate lot line dimensions and lot areas for proposed lots;

(18)

Lot numbers for proposed lots in consecutive order;

(19)

Lands to be dedicated or reserved for public or private use; and

(20)

Vertical aerial photograph enlarged to a scale not less detailed than one inch equals 400 feet, with the tract boundaries clearly marked.

Existing features standards for sketch plan. The following existing features should be identified on the plan, when located on the subject property or within 200 feet thereof:

(1)

Topography. Existing contours, at a minimum vertical interval of two feet for land with average natural slope of 10% or less, and at a minimum vertical interval of five feet for more steeply sloping land. Contours shall be accompanied by the location of the benchmark within or immediately abutting to the subject property and a notation indicating the datum used. Contours plotted from the Cumberland County Geographic Information System mapping may only be used for plans which require no new streets, drainage swales, or other public improvements. Ridgelines and watershed boundaries shall be identified.

(2)

Existing land use. All existing land uses on the subject property and adjoining properties, including across the street.

(3)

Natural and cultural features. As applicable, information regarding the cultural and natural features of the subject property in accordance with Article V of this chapter, and any report required thereunder.

(4)

Man-made features. All existing man-made features, including, but not limited to, streets, access drives, driveways, alleys, farm roads, abandoned/paper roads, street signs/traffic controls, parking/loading facilities, pedestrianways, buildings, foundations, walls, wells, drainage fields, utilities, fire hydrants, masonry walls, bus stops, street furniture, lighting fixtures, refuse collection stations, quarries, above- and below-ground utilities, stormwater management facilities, domestic water supply, and sanitary sewers.

(5)

Open space/recreation. Location of areas that have been in public use, including, but not limited to, pedestrian, equestrian and bicycle trails.

(6)

Encumbrances. All easements and any other restrictions or encumbrances which are or have been filed on record with the Cumberland County Recorder of Deeds for facilities such as stormwater, sanitary sewer, water supply, electric, solar farms, wind energy farms, telecommunications or telephone transmission line, gas pipeline, or petroleum products transmission line.

Proposed features standards for sketch plan. The proposed features should be identified, including, but not limited to:

(1)

Access drives, driveways, and alleys.

(2)

Buildings and conceptual building locations;

(3)

Utilities, including but not limited to sanitary sewer, water and stormwater;

Landscaping;

Lighting;

Off-street loading;

Parking facilities;

Refuse collection stations;

(9)

Sidewalks and pedestrian paths;

(10)

Streets;

(11)

Rights-of-way and easements for all purposes;

(12)

Recreational facilities and open space features;

(13)

Streams, ponds, riparian buffers, wetlands and wetland buffers and other watercourses.

(14)

Proposed names for new streets, pavement markings, and traffic control devices; and

(15)

Location of each land use, if several types of uses are proposed.

§ 178-18 Preliminary/final plan.

General. The preliminary/final plan shall be prepared by an engineer, land surveyor, landscape architect and/or other individuals registered in the Commonwealth of Pennsylvania to perform such duties. Metes and bounds descriptions shall be prepared by a land surveyor. The preliminary/final plan shall show, be accompanied by, and be prepared in accordance with, the standards set forth in this section.

Drafting. The plan shall be prepared according to the following:

(1)

Clearly and legibly drawn at a typical civil engineering scale and in no case may be drawn to a scale less than 100 feet to the inch.

(2)

(3)

Plan sheets shall be titled by the type of information being provided (e.g., existing conditions and demolition plan, overall site plan with easements and dedicated right-of-way, grading and drainage plan, utility plan, profile plan, soil erosion and sedimentation control/post-construction stormwater management plan, details, and supplemental sheets).

(4)

Profile plans shall maintain a ratio of 1:10 vertical to horizontal. Profile plans shall identify the vertical and horizontal alignment for each proposed street, stormwater management facility, sanitary sewer facility, and water distribution facility, and shall include:

(a)

Vertical and horizontal alignment on the same sheet;

(b)

Utility structure identification numbers;

(c)

Vertical street alignment;

(d)

Existing (natural) and proposed grades along the street center line;

(e)

Proposed street grades at the curb line within street intersections and within the turnaround of culs-de-sac; and

(f)

(Reserved)

Project identification and location data. Where appropriate, the plan shall identify the following data:

(1)

Proposed project name or identifying title.

(2)

Municipality in which the project is to be located. The location of the boundary shall be shown if the property is located in the vicinity of a municipal boundary line;

(3)

Location map, drawn to a scale that clearly identifies the relationship of the property to at least two intersections of existing road center lines.

(4)

Name and address of the following. If the name is not a person (e.g., corporation, partnership), the information shall include the full legal name, type of entity, state of registration/incorporation, and address of the principal office. Post office box address shall also include the physical street address.

(a)

Owner.

(b)

Applicant.

(c)

Authorized agent for the owner and applicant, if any.

(d)

Firm that prepared the plans.

(5)

Source of title to the subject property (including agreements that establish equitable ownership), as shown in the office of the Cumberland County Recorder of Deeds.

(6)

All existing easements or rights-of-way, including a plan note identifying the purpose, property rights and obligations area.

(7)

Names of all landowners, and the names and plan book record numbers of the last recorded plans for property located within 200 feet of the subject property.

(8)

The parcel identification number (PIN) assigned to the property by the Cumberland County Tax Assessment Office.

(9)

Plan date and the date(s) of all plan revisions.

(10)

North arrow, a graphic scale, and a written scale.

(11)

Total acreage (gross and net) of the existing subject property and total acreage (gross and net) of proposed subject property.

(12)

Name of Zoning Ordinance zone designation for the subject property and surrounding land; in table format, the required and provided lot size and/or density, lot coverage, building coverage, and yard requirements of the Township Zoning Ordinance.[1]

[1]

Editor's Note: See Ch. 205, Zoning.

Existing features. The plan shall identify the following features when located on or within 200 feet of the subject property.

(1)

Property boundaries. Lot lines, street right-of-way and easement lines with distances and bearings. The description shall not have an error of closure greater than one foot in 10,000 feet. If the landowner retains a single lot with a lot area in excess of 10 acres, the boundary of that lot may be identified as a deed plotting and may be drawn at any legible scale.

(2)

(3)

Natural and cultural features. As applicable, information regarding the cultural and natural features of the subject property in accordance with Article V of this chapter and Article V of the Zoning Ordinance,[2] and any report required under either article.

[2]

Editor's Note: See Ch. 205, Art. V.

(4)

Man-made features. Existing man-made features, including but not limited to:

(a)

Streets, including pavement limits, pavement markings, traffic control devices, names, and bus stops;

(b)

Access drives, including pavement limits, pavement markings, traffic control devices, and names;

(c)

Alleys, including pavement limits, pavement markings, and traffic control devices;

(d)

Driveways;

(e)

Sidewalks and pedestrianways;

(f)

Buildings;

(g)

Off-street parking areas, including pavement limits, pavement markings, and traffic control devices;

(h)

Off-street loading area improvements, including pavement limits, pavement markings and traffic control devices;

(i)

Stormwater management improvements and easements for stormwater conveyance and storage facilities, including size, elevations, types of materials and manhole locations and service connections;

(j)

Water and sanitary sewer systems, including manhole locations and invert elevations, size, types of materials pipe locations, grade and size, valves, service connections, and fire hydrants;

(k)

Other utility and communication transmission line;

(l)

Outdoor lighting fixtures;

(m)

Surface waters (e.g., swimming pools, ponds and other watercourses);

(n)

Survey monuments and markers; and

(o)

(Reserved)

(p)

With respect to all of the above, all necessary dimensions and specifications.

(5)

Open space/recreation. Area(s) and improvements that are in public use, including, but not limited to, parks, athletic fields, pedestrian, equestrian and bicycle trails.

(6)

Encumbrances. All easements and any other restrictions or encumbrances which are or have been filed on record with the Cumberland County Recorder of Deeds for facilities, such as, but not limited to, stormwater, sanitary sewer, water supply, electric, solar farms, wind energy farms, telecommunication or telephone transmission line, gas pipeline, or petroleum products transmission line.

(7)

(Reserved)

Proposed features. The plan shall identify the location and construction specifications for all proposed features and alteration of features that are included with the application. Proposed features include the following:

(1)

Lot lines, street center line, street right-of-way and easement lines with dimensions in feet and decimals; bearings shall be in degrees, minutes and seconds. Descriptions shall read in a clockwise direction. The description shall not have an error of closure greater than one foot in 10,000 feet. If the landowner retains a single lot with a lot area in excess of 10 acres, the boundary of that lot, if permitted by the Township, may be identified as a deed plotting and may be drawn at a legible scale.

(2)

Street improvements and rights-of-way, including pavement limits, pavement markings, traffic control devices, names and bus stops;

(3)

Typical cross section of the entire street right-of-way for each proposed street and existing street that is proposed for modification, in accordance with the Township standard construction and material specifications. A cross section for improvement to an existing street shall be provided for each fifty-foot station location, unless otherwise specified by the Township;

(4)

Access drive improvement, including pavement limits, pavement markings, traffic control devices, names, and conceptual design of future access drive improvements and a conceptual design of future access drives for subdivision plans when required by the Township;

(5)

Alley improvement and right-of-way, including pavement limits, pavement markings, and traffic control devices;

(6)

Driveway improvement and conceptual design of future driveway improvement when required by the Township for subdivision plans;

(7)

Sidewalk and pedestrianway improvement and right-of-way;

(8)

Building setback lines, isolation distances and other restriction lines with dimensions;

(9)

Buildings and other improvements to be demolished with construction sequence for demolition;

(10)

Buildings and conceptual locations of future buildings when required for subdivision plans;

(11)

Off-street parking areas, including pavement limits, pavement markings, and traffic control devices;

(12)

Off-street loading areas including pavement limits, pavement markings, and traffic control devices;

(13)

Grading and first floor elevation of all buildings, with proposed contours at a maximum vertical interval of one foot unless otherwise approved by the Township Engineer;

(14)

Stormwater management improvements and easements for stormwater conveyance and management facilities, including size and types of materials, manhole and pipe locations, etc.;

(15)

Public and on-lot water and sanitary sewer systems, including both primary and backup site locations for on-lot sanitary sewer systems pursuant to Chapter 159 of the Dickinson Township Code of Ordinances, and also including manhole locations and inverts, size and type of material, pipe locations, grade and size, valves, service connections, fire hydrants, wells, on-lot sewage disposal systems sites, rights-of way, easements and all other details required by the Township and Authority specifications, rules and regulations;

(16)

Other utility and communication transmission lines and rights-of-way;

(17)

Landscaping and detailed specifications;

(18)

Outdoor lighting plan identifying outdoor lighting fixtures and illumination levels;

(19)

Surface waters (e.g., swimming pools, streams, ponds, riparian buffers, wetlands and wetland buffers and other watercourses);

(20)

Location and area of lands to be dedicated or reserved for public or private use;

(21)

Open space areas and recreation areas and, with respect to both, the required improvements to be constructed thereon;

(22)

Survey monuments and markers, including a note that all monuments and lot line markers are set or indicating when they will be set;

(23)

Rights-of-way and easements for areas that are proposed for restrictions and encumbrances, including a plan note identifying the purpose, property rights and obligations area; and

(24)

Areas and facilities intended for dedication or sale to the Township or other public entity (e.g., streets, utilities and other public property).

(25)

(Reserved)

Plan notes. All plan notes shall be located on the first sheet of the plan, and shall include the following notes:

(1)

Plan notes as specified in the "standard plan notes" (available at the Township) and other information, including but not limited to:

(a)

Access to state highway;

(b)

Planning Commission signature block;

(c)

Board of Supervisors signature block;

(d)

Certificate of ownership, acknowledgement of plan and offer of dedication;

(e)

Engineer's/surveyor's certification;

(f)

County Planning Commission signature block;

Plan sheet index;

Zoning data;

Site data;

Wetland note;

State highway occupancy permit notice;

(l)

Stormwater management notes;

(m)

Soil type of the subject property, as indicated by the Soil Survey of Cumberland County; and

(n)

General plan notes.

(2)

A listing of all required outside agency permits and approvals.

(3)

Rights and responsibilities for proposed easements and rights-of-way that are not offered for dedication to the Township or other government agency.

(4)

Description of existing waivers, variances, special exceptions, conditional uses, nonconforming structures/uses, and other regulatory permits and approvals applicable to the property, including date of decision, relief granted, and conditions imposed.

(5)

All requested relief that is necessary for the subject plan (e.g., waiver, variance, special exception, conditional use), set forth in an approval section clearly setting forth the approvals as well as the date of such approvals.

(6)

Developer's representation that, to the best of its knowledge:

(a)

The project complies with and is not in violation of any applicable statutes, rules, regulations, ordinances, or orders of any governmental entity relating to hazardous wastes or substances with regard to the ownership or operation of the property;

(b)

The project has not received any request for information, notice of claim, demand or notification that it is or may be potentially responsible concerning any investigation or cleanup of any threatened or actual release of any hazardous wastes or substances at, on, about or under the property; and

(c)

The Township has not become an owner or operator with respect to the property within the meaning of the Comprehensive Environmental Response Compensation and Liability Act of 1980, by virtue of holding any easement or right-of-way shown on this plan.

Plans, reports and studies.

(1)

Future concept plan. When, in the opinion of the Township, the application significantly impacts the undeveloped portion of the property which is the subject of the application, a future concept plan drawn to the standards of a sketch plan, identifying a future development scheme, shall be provided.

(2)

Phase one environmental site assessment. When property rights are to be conveyed to the Township or otherwise required by the Township, the applications shall, only if expressly required by the Township on a case-by-case basis, include a phase one environmental site assessment which shall be in conformance with the scope and limitations of the American Society for Testing and Materials (ASTM) Standard Practice for Environmental Site Assessment Process (ASTM E-I 527-05), as subsequently amended, and United States Environmental Protection Agency (U.S. EPA) Title 40 Code of Federal Regulations Part 312, Standard Practices for All Appropriate Inquiries (40 CFR Part 312).

(3)

Stormwater management report. Projects that include regulated activities as defined in the Dickinson Township Stormwater Management Ordinance[3] shall include the stormwater management plans and reports required by said ordinance.

[3]

Editor's Note: See Ch. 170, Stormwater Management.

(4)

American Association of State Highway and Transportation Officials (AASHTO) turning template plan. The applicant shall provide AASHTO turning templates which demonstrate that streets, alleys, and access drives can safely accommodate the anticipated design maneuver. AASHTO turning templates for the design vehicle shall be used to demonstrate the adequacy of the design. Design vehicles shall not encroach into other lanes or impede the safe flow of traffic. Standard design vehicles are as follows:

(a)

Residential access: AASHTO type "P" vehicle.

(b)

Multifamily residential access: AASHTO type "SU" vehicle.

(c)

Commercial access: AASHTO type "SU" vehicle, unless proposed facility warrants use of a larger design vehicle. Facilities serviced by larger vehicles shall be designed for the AASHTO type "WB-62" with a regular cab tractor, unless the applicant verifies that an alternate design vehicle is applicable.

(5)

Traffic impact study.

(a)

General. Traffic impact study shall be submitted for every plan which involves one or more of the following:

[1]

Generation of greater than 250 new, daily average, weekday average vehicle trips (total of inbound and outbound);

[2]

Generation of 50 or more new a.m. or p.m. peak hour trips during the peak hour of the adjacent streets;

[3]

In the opinion of the Board of Supervisors, there are traffic situations in the local area, such as but not limited to high accident location, confusing intersection, congested intersection;

[4]

In the opinion of the Board of Supervisors, there is questionable capability on the existing road system to handle increased traffic; or

[5]

The Zoning Ordinance[4] requires a traffic impact study.

[4]

Editor's Note: See Ch. 205, Zoning.

(b)

The traffic impact study shall be prepared in accordance with PennDOT Publications 201 and 282; Institute of Transportation Engineers' (ITE) Recommended Practice "Traffic Access and Impact Studies for Site Development;" and shall conform to the following.

(c)

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. The intersections shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the study. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.

(d)

Preparation by transportation engineer required. The traffic impact study shall be prepared by a professional engineer registered in PA 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.

(e)

Horizon year. The traffic forecasts shall be prepared for the anticipated opening year of the development, assuming full buildout and occupancy. The buildout year shall be referred to as the "horizon year" in the remainder of this chapter and shall be a minimum of 10 years.

(f)

Traffic data, projections and analysis periods:

[1]

Traffic data used in the study shall not be more than one year old.

[2]

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. Nonsite traffic may be estimated using the "buildup" technique, or, by way of area transportation plan data or modeled volumes. Background growth compounded annually shall be established using the greater trends or growth rates from PennDOT and the Cumberland County Planning Commission.

[3]

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 be analyzed. Where the peak hour of the generator does not coincide with the peak hour of the adjacent street, then the peak hour of the generator shall also be analyzed.

(g)

Trip generation rates required:

[1]

The traffic impact study shall include a table showing the categories and quantities of land uses, with the corresponding trip generation rates or equations (with justification for selection of one or the other), and resulting number of trips. The trip generation rates used must be either from the latest edition of Trip Generation by ITE, or from a local study of corresponding land uses and quantities. All sources must be referenced in the study. The anticipated types and volumes of truck traffic using the site shall be identified.

[2]

The methodology for determining trip generations shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the study. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.

(h)

Consideration of pass-by or shared trips. If pass-by trips or shared trips are a major consideration for the land use in question, studies and interviews at similar land uses must be conducted or referenced.

(i)

Rate sums. Any significant difference between the sums of single-use rates and proposed mixed-use estimates must be justified in the study.

(j)

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.

(k)

Definition of influence area.

[1]

Prior to trip distribution of site-generated trips, an influence area must be defined which contains 80% or more of the trip ends that will be attracted to the development. A market study can be used to establish the limits of an influence area, if available. If no market study is available, an influence area should be estimated based on a reasonable documented estimate. The influence area can also be based on a reasonable maximum convenient travel time to the site, or delineating area boundaries based on locations of competing developments.

[2]

Other methods, such as using trip data from an existing development with similar characteristics, or using an existing origin-destination survey of trips within the area, can be used in place of the influence area to delineate the boundaries of the impact.

(l)

Estimates of trip distribution required:

[1]

Trip distribution can be estimated using 1) analogy, 2) trip distribution model, or 3) surrogate data.

[2]

The methodology for determining trip distribution shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the study. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.

[3]

Whichever method is used, trip distribution must be estimated and analyzed for the horizon year. A multiuse development may require more than one distribution and coinciding assignment for each phase (e.g., residential and retail phases on the same site). Consideration must also be given to whether inbound and outbound trips will have similar distributions.

(m)

Trip assignments.

[1]

Assignments must be made considering logical routings, available roadway capacities, left turns at critical intersections, and projected (and perceived) minimum travel times. In addition, multiple paths should often be assigned between origins and destinations to achieve realistic estimates, rather than assigning all of the trips to the route with the shortest travel time. The assignments must be carried through the external site access points and, in large projects (those producing 500 or more additional peak direction trips to or from the site during the development's peak hour), through the internal roadways. When the site has more than one access driveway, logical routing and possibly multiple paths should be used to obtain realistic driveway volumes. The assignment should reflect conditions at the time of the analysis. Assignments can be accomplished either manually or with applicable computer models.

[2]

The methodology for determining trip assignments shall be mutually agreed upon by the Board of Supervisors, with the advice of the Township Engineer and the traffic engineer preparing the study. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.

[3]

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.

[4]

Upon completion of the initial site traffic assignment, the results should be reviewed to see if the volumes appear logical, given characteristics of the road system and trip distribution. Adjustments should be made if the initial results do not appear to be logical or reasonable.

(n)

Total traffic impacts. Traffic estimates for any site with current traffic activity must reflect not only new traffic associated with the site's redevelopment, but also the trips subtracted from the traffic stream because of the removal of a land use. The traffic impact study should clearly depict the total traffic estimate and its components.

(o)

Analysis.

[1]

Traffic analyses shall be completed for the existing conditions and opening day buildout year and horizon year, both without and with development. Analyses may consider proposed roadway improvements only if said improvements have funding committed by the sponsoring agency.

[2]

Capacity analysis must be performed at each of the major street and project site access intersection locations (signalized and unsignalized) within the study area. In addition, analyses must be completed for roadway segments, deemed sensitive to site traffic within the study area. 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.

[3]

The recommended level of service analysis procedures detailed in the most recent edition of the Highway Capacity Manual must be followed. The operational analyses in the Highway Capacity Manual should be used for analyzing existing conditions, traffic impacts, access requirements, or other future conditions for which traffic, geometric and control parameters can be established.

[4]

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.

[5]

Traffic signal warrant analyses evaluating all warrant criteria shall be completed for each unsignalized intersection which is shown to have an approach operating at a LOS "E" or "F."

[6]

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.

[7]

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.

[8]

Accident data for the most recent three-year period shall be presented and analyzed for trends, types of accidents and causation factors.

(p)

Required levels of service. The traffic impact study shall identify the improvements necessary to meet the goals of the study. The applicant shall be responsible for the improvements required to meet PennDOT requirements as may be modified by the Township to:

[1]

Provide safe and efficient movement of traffic within the site and on surrounding roads.

[2]

Minimize the impact of the project upon nonsite trips.

(q)

Documentation required. A traffic impact study shall be prepared to document the purpose, procedures, findings, conclusions, and recommendations of the study. The Township may, by waiver, allow an abbreviated traffic impact study when sufficient data is available to identify levels of service and required improvements, provided the applicant contributes a fair share of the improvement cost.

[1]

The documentation for a traffic impact study shall include, at a minimum:

[a]

Statement of purpose and objectives.

[b]

Description of the site and study area. This site description shall include the size and location of existing and proposed land uses, current zoning, project phasing and opening/buildout year; provide a description of the internal transportation system, including proposed vehicular, pedestrian and bicycle circulation, recommendations for traffic control and traffic calming devices and parking conditions; and provide a description of the external transportation system to include functional classification, ADT, right-of-way, cartway and shoulder widths, posted speed limits, and intersection controls and channelization.

[c]

Existing conditions in the area of the development.

[d]

Recorded or approved nearby development.

[e]

Trip generation, trip distribution and modal split.

[f]

Projected future traffic volumes.

[g]

An assessment of the change in roadway operating conditions resulting from the development traffic.

[h]

Recommendations for site access and transportation improvements needed to maintain traffic flow to, from, within, and past the site at an acceptable and safe level of service.

[i]

An estimate of pedestrian trips generated by the proposed development, and a distribution of those trips. Also include a description in the study of pedestrian facilities in and near the proposed development.

[2]

The analysis shall be presented in a straightforward and logical sequence. It shall lead the reader step-by-step through the various stages of the process and resulting conclusions and recommendations.

[3]

The recommendations shall specify the time period within which the improvements should be made (particularly if the improvements are associated with various phases of the development construction), and any monitoring of operating conditions and improvements that may be required.

[4]

Data shall be presented in tables, graphs, maps, and diagrams wherever possible for clarity and ease of review.

[5]

To facilitate examination by the Township Planning Commission and Board of Supervisors, an executive summary of one or two pages shall be provided, concisely summarizing the purpose, conclusions and recommendations.

[6]

The study documentation outlined above provides a framework for site traffic access/impact studies. Some studies will be easily documented using this outline. However, the specific issues to be addressed, local study requirements and the study results may warrant additional sections.

(6)

Park and recreation study. A park and recreation study is required for developments that generate the demand for greater than two acres of park and open space under § 178-54 of this chapter, whether or not there is an offer of dedication. The park and recreation study shall be prepared by a certified park and recreation practitioner (CPRP) with the following minimum considerations:

(a)

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

(b)

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

(c)

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

(d)

Analysis of potential for any recreation facilities to be provided by the applicant to accommodate new residents and/or compensate for any anticipated deficiencies of the Township's recreational facilities.

(e)

Description of any recreation facilities to be provided by the applicant.

(f)

Analysis on the relationship of the proposal to the programs of the Township Park and Recreation Commission.

(g)

Description of responsibility for maintenance of any recreational facilities to be provided by the applicant.

(h)

Description of accessibility of the proposed facilities to general Township residents.

(i)

Description of any contributions in accordance with § 178-54 of this chapter, Park and recreation lands, that the applicant plans to make for Township recreation to compensate for expected impacts.

(j)

Source of standards used in the data presented.

(7)

Natural and cultural features. Information regarding the cultural and natural features of the subject property in accordance with Article V of this chapter, and any report required thereunder.

(8)

Fiscal impact report:

(a)

When, in the opinion of the Township, the development may generate a significant impact to the current fiscal characteristic of the Township and/or school district, a fiscal impact report shall be submitted if expressly requested by the Township. The purpose of the report is to compare the public costs and public revenues associated with the development.

(b)

Services for analysis. The report shall estimate the financial impact of the proposed development, the delivery of the following services, including personnel, vehicles, equipment, facilities, and housing for:

[1]

Education;

[2]

Public Works (e.g., roads, sanitary sewer, water supply, drainage systems);

[3]

Fire and emergency medical services.

(9)

Water resources impact report.

(a)

A water resources impact report is required for applications involving on-site water supply systems for 10 EDUs or greater. The purpose of the study is to determine if there is an adequate water supply to serve the proposed use, and to estimate the impact of the additional water use on existing nearby wells, underlying aquifers, and surface water bodies. Applications are required to provide adequate water supply.

(b)

The report shall be prepared by a qualified hydrogeologist and a professional engineer registered in the Commonwealth of Pennsylvania. The analysis shall include the following:

[1]

Calculations of the projected water needs using the criteria set forth in the following references:

[a]

Public Water Supply Manual, Bureau of Water Quality Management, Publication Number 15, PADEP, Harrisburg, PA.

[b]

Guide for Determination of Required Fire Flow, by the Insurance Services Office (ISO), as modified.

[2]

Geological map of the area within a one-mile radius of the property.

[3]

Location of all closed depressions, faults, lineaments, fracture traces, ghost lakes, sinkholes, caverns, underground shafts, etc., within 1/4 mile of the property.

[4]

Location of all existing and proposed wells within 1/4 mile of the site and of all large withdrawal wells 10,000 gallons per day or greater within one mile of the property.

[5]

Location of all existing and proposed on-lot septic systems within 1/4 mile of the property.

[6]

Location of all streams, perennial and intermittent, and all known point and nonpoint sources of pollution within 1/4 mile of the site.

[7]

Description of the aquifer characteristics underlying the site and their long-term drought recharge capability based on site-specific investigation. Analysis is not required to perform pumping tests and may base the discussion of long-term drought recharge capability on accepted published data.

[8]

Based on the drought recharge capability and the calculated daily groundwater withdrawals of the project, a hydrologic budget shall be estimated for the property itself and for the area within a one-quarter-mile radius of the site.

[9]

A determination, aided by the results of the hydrologic budget, of whether the potential exists for adverse effects on the hydrologic environment by the proposed subdivision or land development.

[10]

A statement of qualifications of the person(s) preparing the study.

(c)

In addition to the above, developments proposing to construct a public water supply and distribution system shall follow regulations outlined in the Pennsylvania Department of Environmental Protection (DEP) Public Water Supply Manual, Part II Community Design Standards, latest edition, along with the American Water Works Association (AWWA) Standard for Water Wells, ANSI/AWWA A 100, latest edition, as referenced in the DEP Manual. All aspects of the construction, testing and sampling of a new water supply shall be as directed by a hydrogeologist acceptable to the Township. A DEP-certified laboratory shall collect and analyze samples for all parameters required by DEP for new sources.

[1]

During the test, a representative number of existing wells within a one-half-mile radius of the proposed well shall be monitored for changes from the static water level. If existing wells are not available, a sufficient number of monitor wells shall be constructed at locations directed by DEP or the Township's hydrogeological consultant. If monitor wells are drilled, the applicant shall provide to the Township perpetual easements allowing the Township access for continuing monitoring of water levels; and

[2]

Discharge during testing shall be directed away from the site by a method and to a point acceptable to the Township. Flooding on adjacent properties shall be avoided, and adequate erosion and sedimentation controls shall be implemented.

(d)

A comprehensive report shall be issued to the Township for review by its hydeological consultant and DEP.

[1]

The report shall include all data required to obtain a public water supply permit from DEP, including:

[a]

A topographic plan showing location of the proposed well(s) and monitor wells;

[b]

All drilling, testing and sampling data;

[c]

Analysis and interpretation of the data related to the impact on the groundwater supply and existing wells;

[d]

Conclusions drawn from the analysis related to the appropriateness of the site for the proposed well; and

[e]

Credentials of the professional preparing the report.

[2]

Submission to the Township shall include any and all applications, reports, or supplemental information submitted to PADEP.

[3]

An applicant that is required to drill monitoring wells as part of the report shall provide to the Township a perpetual easement allowing the Township access to the monitoring of water levels in the Township.

(10)

Carbonate areas map. Applicant shall comply with§ 178-55 of this chapter, as applicable, and submit the requisite maps and/or mapping required thereunder.

Other information. Prior to application approval, and where applicable, the application shall include the following information:

(1)

Current deed for the subject property.

(2)

Controlling agreements for easements and rights-of-way that are not offered for dedication to public use.

(3)

Controlling agreements from adjacent property owners where the natural drainage discharge is altered.

(4)

When sewage disposal service is individual on-lot sewage disposal systems, a report as to the feasibility of on-lot sewage disposal systems.

(5)

When sewage and/or water service is to be provided by a public system, notice from the agency, authority, or utility which states that it can adequately serve the development; and

(6)

Proposed deed restrictions, easements, protective covenants, and restrictive covenants that are referenced on the plan.

Prerequisite to final plan approval and recording.

(1)

Notice from PADEP that a sewer facilities plan revision or exemption has been approved.

(2)

Notice of approval of Cumberland County Conservation District.

(3)

Notice of all required permits and approvals for the plan from state and federal agencies with jurisdiction.

(4)

When sewage and/or water service is to be provided by public system, notice from the agency, authority, or utility which states that it can adequately serve the subdivision shall be provided.

(5)

Deed of dedication to the Township for all areas that are fully improved and offered for dedication to the Township.

(6)

Bill of sale for all improvements offered for dedication to the Township.

(7)

Subdivision and land development improvement agreement.

(8)

Controlling agreements for easements and rights-of-way that are not offered for dedication to public use.

(9)

Controlling agreements from adjacent property owners where the natural drainage discharge is altered.