[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
A. The copies of all plans submitted with the application for preliminary plan approval can be either black and white or blue and white prints. The sheet sizes shall be no smaller than 18 inches by 22 inches and no larger than 30 inches by 42 inches, provided that the plan for recording is drawn to scale and is no larger than 24 inches by 36 inches.
B. The preliminary plan shall be at a scale of 20 feet, 30 feet, 40 feet or 50 feet to the inch. If the preliminary plan is drawn in two or more sections, a key map showing the location of the several sections shall be placed on each sheet. The plan shall show the following information and shall conform to any other specifications, documents, codes, or regulations adopted by the Township Commissioners:
(1) Proposed subdivision or land development name or identifying title and the location of the subdivision or land development in the Township and any other municipality.
(2) Name and address of the landowner of the tract or of the authorized agent, if any, and of the developer.
(3) North point, written scale, graphic scale, plan date, and dates of all revisions to the plan.
(4) Total acreage of the tract, number of lots or dwelling units and net density.
(5) Proposed land uses and area for residential and nonresidential uses.
(6) Schedule of zoning district requirements, including area and bulk regulations, density, lot coverage, impervious surface, building and yard requirements.
(7) A location map of the development at a minimum scale of 2,000 feet to the inch, showing the relation of the tract to adjoining property and to all streets and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.
(8) Tract boundaries showing distances and bearings; however, when a landowner retains a single lot with a lot area in excess of the largest lot of the subdivision, the boundary of that lot may be identified as deed plotting and shall be drawn at a minimum scale of one inch equals 400 feet.
(9) Contours of existing elevations at intervals of two feet. In areas of slopes greater than 15%, five-foot contour intervals may be used; location of bench mark and datum used. United States Geodetic Surveys are not acceptable. Differentials between U.S.G.S. (e.g. Manheim Township Sanitary Sewer System datum, Lancaster area Sewer authority datum, or Lancaster Sewer authority datum) shall be made note of on the submitted plan.
(10) Contours and elevations for items required as improvements of the plan, including, but not limited to, existing and proposed street profiles, sanitary sewer extensions, storm drainage systems, and all known improvements requiring grade, profile, and elevation documentation.
(11) Soil types and soil classifications as indicated by the United States Department of agriculture soil survey of Lancaster County.
(12) The names of all owners of all immediately adjacent undeveloped land; the names of all proposed or existing developments immediately adjacent, and the locations and dimensions of any streets or easements shown thereon; the names, locations and dimensions of all existing streets, railroads, public sewers, public water mains and feeder lines, fire hydrants, gas, electric, and oil transmission lines, storm drains, wetlands, watercourses, 100-year floodplain, and other significant features on or within 200 feet of any part of the property proposed to the developed and the location of all buildings approximate location of all tree masses within the property.
(13) The location and width of any streets or public ways or places shown upon an adopted Township or County plan, if such exists for the area to be subdivided or developed.
(14) The full plan of the development, showing the location of all proposed and existing streets, fire hydrants, parks, playgrounds, and other public areas; proposed connection building setback lines for each street; proposed lot lines and approximate dimensions of lots; lot numbers and/or block numbers in consecutive order; building locations, private streets and parking compounds in relation to land developments; and all streets and other areas designed for appurtenant facilities, public use, or proposed to be dedicated or reserved for public use, together with the conditions of such dedications or reservations. Location of existing and proposed easements, including widths, ownership and purposes.
(15) The size, material, and approximate location of any proposed capped sewers permitted by the Pennsylvania Department of Environmental Protection, any on-lot lateral main sewer system, sewers, sewage facilities as well as capped water lines and proposed connections with existing facilities.
(16) The size, material and approximate location of any proposed individual, community or public water supply facilities, and proposed connections with existing facilities, as well as capped water lines and proposed connections with existing facilities.
(17) Stormwater management control measures and devices (temporary and permanent), and runoff calculations for the proposed project in conformance with Chapter
432, Stormwater Management, of this Code.
(19) Typical street cross sections for each proposed and existing street shown on the preliminary plan.
(20) A bench mark shall be placed on an existing frost proof structure, said structure and structural elevation to remain as part of required improvements plan, or if said structure does not exist, bench mark shall be placed on a newly installed frost proof monument as described in §
440-28C of this chapter.
(21) Seal of the registered professional engineer, professional land surveyor or registered landscape architect who prepared the plan.
(22) Right-of-way dimensions and locations for all utilities.
(23) The location of all trees and/or woodlands on the site and the location of trees and/or woodlands to be removed and trees and/or woodlands to remain.
(24) List of any variances, special exceptions and/or conditional uses previously granted for the site and list of modifications or waivers of subdivision and land development, or stormwater management requirements previously granted for the site.
(25) List of any modifications of subdivision and land development or stormwater management requirements being requested and a justification for request.
C. The application for preliminary plan approval shall contain the following supporting information:
(1) A Lancaster County Planning Commission preliminary Appendix 24 Application for Consideration of subdivision and/or land development plan.
(2) Proposed and existing center line profiles for each street shown on the preliminary plan.
(3) A letter from the postmaster of the area in which the subdivision or land development is located stating that the proposed street names are acceptable.
(4) A sketch plan of the remaining lands of the developer, including the prospective future street system. The street system of the preliminary plan will be considered in the light of adjustments and connections with the future streets as shown in the sketch plan of the remaining lands.
(5) When connection to public or private water and/or sewer facilities is proposed, assurance of the availability of such service. This assurance shall be in the form of a letter signed by an authorized and responsible officer or person, as appropriate, of the company, party or authority concerned, indicating their ability and willingness to make such service available.
(6) A properly executed Pennsylvania Department of Environmental Protection Planning Module for Land Development.
(7) A draft of any proposed covenants to run with the land.
(8) A phasing plan and tentative timetable for the proposed sequence of development for subdivision or land development. The timetable may be in a letter form, indicating the order in which activities will occur.
(9) Where the land included in the proposed development has a gas pipeline, petroleum products transmission line, electric transmission line, or any other cable or pipeline located thereon, the application shall be accompanied by a letter from the owner of such pipeline stating minimum distance requirements and restrictions on the use of the land.
(10) A check or money order drawn to the Township in the amount specified on the fee schedule, as may be amended from time to time, adopted by resolution of the Board of Commissioners.
D. Whenever a proposed project will have 10 or more dwelling units, or contain 5,000 or more total square feet of commercial or industrial gross floor area or will generate 100 or more average weekday vehicle trips, the applicant shall perform a traffic impact study in accordance with §
440-16D(1).
(1) Traffic impact study.
(a) Definition of influence area.
[1] 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.
(b) Area of traffic impact study. The traffic impact study area shall be based on the characteristics of the influence area. The intersections and roadway segments to be included in the study shall be adjacent to the site or impacted by vehicular traffic generated by the development of the site. The intersections and roadway segments shall be mutually agreed upon by the Township Staff and the traffic engineer preparing the study. In the absence of an agreement, the applicant may be required to analyze additional intersections and/or roadway segments within the study area.
(c) Preparation by transportation engineer required. When it has been determined that a traffic impact study is required for a proposed site development, it shall be the responsibility of the developer to ensure the study is conducted and a final report submitted in accordance with these guidelines. The traffic impact study and final report shall be prepared under the supervision of a registered professional engineer who possesses a license issued by the Pennsylvania State Registration Board for Professional Engineers. The final traffic impact study report must have the seal of the supervising engineer on it when submitted.
(d) Documentation required. A traffic impact study report shall be prepared to document the purpose, procedures, findings, conclusions, and recommendations of the study.
[1] The documentation for a traffic impact study shall include, at a minimum:
[b] Study purpose and objectives.
[c] Description of the site and study area.
[d] Existing conditions in the area of the development.
[e] Recorded or approved nearby development.
[f] Trip generation, trip distribution, and modal split.
[g] Projected future traffic volumes (build and no-build).
[h] A description of the change in roadway operating conditions resulting from the development traffic.
[i] 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.
[j] Supplemental studies, i.e., gap, queue, left turn, etc.
[k] ] Improvements to be implemented by the applicant.
[l] Appendix. Include data collection summaries, detailed capacity analysis worksheets, etc.
[m] Signed and sealed by a professional engineer.
[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] Recommended improvements to the study area network to include preliminary cost estimates, proposed implementation schedule and expected levels of service for the recommended network. Any off-site improvements which are to be constructed, should be noted.
[4] The recommendations shall specify the time period within which the improvements should be made (particularly if the improvements are associated with various phases of the development construction), and any monitoring of operating conditions and improvements that may be required.
[5] Data shall be presented in tables, graphs, maps, and diagrams.
[6] An executive summary of one or two pages shall be provided, concisely summarizing the purpose, conclusions, and recommendations.
(e) Data collection.
[1] Existing twenty-four-hour and peak hour traffic volume data, including weekdays, Saturdays and Sundays, for all streets which provide direct access to the proposed development and for the arterial streets and collector streets which will serve the proposed development, as well as any major intersection within the traffic impact area.
[2] Traffic count data shall not be more than two years old. Manual turning movement traffic counts shall be taken on a Tuesday, Wednesday or Thursday of a non-holiday week. Additional counts (i.e. on a Saturday or Sunday for a proposed commercial or nonresidential development) may also be required in some cases.
(f) Horizon year. The traffic forecasts shall be prepared for the anticipated completion year of the development, assuming full buildout and occupancy. This year shall be referred to as the horizon year in the remainder of this chapter. If access is proposed onto a State Highway, an analysis shall be conducted at a period of 10 years beyond the horizon year.
(g) Non-site traffic estimates. Estimates of non-site traffic shall be made, and will consist of traffic generated by all other developments within the impact study area for which preliminary or final plans have been approved. Non-site traffic may be estimated using historic trends for the roadway or the PennDOT Traffic Data Collection and Factor Development Report.
(h) Trip generation rates required. The traffic impact study report 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 adjacent street peak trips (a.m. and p.m.), generator peak hour trips, and total daily trips. The trip generation rates used must be either from the sixth edition of Trip Generation by Institute of Transportation Engineers, or from a local study of corresponding land uses and quantities. All sources must be referenced in the study. The reasoning and data used in developing a trip generation rate for special/unusual generators must be justified and explained in the report.
(i) Consideration of pass-by trips. If a reduction in the site generated traffic volumes is a consideration for the land use in question, studies and interviews at similar land uses, in similar areas must be conducted or referenced justifying the pass-by reduction to be applied.
(j) Rate sums. Any significant difference between the sums of single-use rates and proposed mixed-use estimates must be justified in the study report. If a reduction in the overall trip generation of a mixed-use development was proposed due to internalization, documentation should be provided.
(k) Estimates of trip distribution required.
[1] Trip distribution can be estimated using any one of the following three methods:
[2] Whichever method is used, trip distribution must be estimated and analyzed for the horizon year. A multi-use development may require more than one distribution and coinciding assignment for each phase (for example, residential and retail phases on the same site). Consideration must also be given to whether site generated inbound and outbound trips will have similar distributions.
(l) Trip assignments. Assignments must be made considering logical routings, available roadway capacities, left turns at 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 200 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 drive, 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. If a thorough analysis is required to account for pass-by trips, the following procedure should be used:
[1] Determine the percentage of pass-by trips in the total trips generated.
[2] Estimate a trip distribution for the pass-by trips.
[3] Perform two separate trip assignments, based on the new and pass-by trip distributions.
[4] Combine the pass-by and new trip assignment.
(m) Total traffic impacts.
[1] 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 report should clearly depict the total traffic estimate and its components.
[2] The study area roadway network is to be analyzed for safety and capacity sufficiency for three separate conditions: 1) existing network conditions, 2) future network conditions without the proposed development and 3) future network conditions with the proposed development. For each of the three conditions the following analyses shall be completed:
[a] Mainline ADT volumes and turning movement volumes for all critical intersections within the study area will be determined for the a.m. peak hour, p.m. peak hour and the proposed development peak hour, if other than either the a.m. or p.m. peak hour of the network.
[b] The effectiveness of the traffic signal control at all intersections will be evaluated by approach in terms of vehicle stops and delays.
[c] Gap studies will be conducted in accordance with standards established by the ITE at the proposed site access points to evaluate the need for signal control, turn prohibitions or additional site access points to reduce the left turn volume from the site driveways if unsatisfactory levels of service are achieved.
[d] Queue length studies will be completed in accordance with standards established by the ITE to evaluate the potential for a backup of traffic from controlled intersections which could impact other intersections including access points to the proposed development.
[3] The analysis of the existing roadway and intersection conditions in the study area will be based upon the current geometric conditions and traffic control operations. This analysis will serve as a basis for determining the current adequacy of the roadway network and to document any deficiencies.
[4] The analysis of the future conditions without the proposed development will document the adequacy of the study area network to accommodate traffic in the horizon year(s) without the proposed development.
[5] The analysis of the future conditions with the proposed development will document the adequacy of the study area network to accommodate traffic in the horizon year(s) with the proposed development.
(n) Required levels of service. The recommendations of the traffic impact study shall provide safe and efficient movement of traffic to and from and within and past the proposed development, while minimizing the impact to nonsite trips. The current levels of service are rated from A to F. Levels rated A or B should not deteriorate to lower than C. Levels rated C or D must be maintained. Levels E or F shall be improved to a D. In addition, there shall be no increase in delay if an unsatisfactory level of service cannot be attained.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(o) Capacity analysis.
[1] Capacity analysis must be performed at each of the street and project site access intersection locations (signalized and unsignalized) within the study area. In addition, analyses must be completed for roadway segments affected by the proposed 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.
[2] The recommended level-of-service shall be computed in accordance with 1994 Highway Capacity Manual, Special Report 209, published by the Transportation Research Board, or any subsequent revision of such manual. The most current version of the Highway Capacity Software can be used.
[3] 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] In developing the proposed improvements, the study prepared is to consider the following:
[a] All highway capacity evaluations shall consider not only the overall intersection level of service and delay but also evaluate each approach and movement to identify any substandard values which need to be improved.
[b] For locations where the level of service of the horizon year without the proposed development is F, the improvements shall provide an estimated delay which will be no worse than the delay for the horizon year without the proposed development.
[c] Where new intersections are being established to serve as access to the proposed development, these intersections must be designed to at least operate at levels of service C or better.
[d] ] Improvements must be designed to meet the preferred level of service which is defined in Township Impact Fee ordinance for the applicable transportation service area.
[e] For access points to the proposed development, which are not proposed to be controlled by a traffic signal, an analysis will be completed to determine the design details for a separate left turn lane on the adjoining highway.
[f] For access points to the proposed development where traffic signal control is being proposed, a traffic signal warrant analysis shall be performed in accordance with the requirements of the PA Department of Transportation, Publication 201. Although a left turn lane shall be provided, an analysis shall be completed to determine the type of signal phasing required.
(2) Soils. Those applications involving lands with soils characterized by "severe" limitations for building site development according to the soil survey, and/or those plans involving the use of on-lot sewage disposal systems on lands with soil characterized by "severe" limitations for such facilities according to the soil survey, or those applications involving land that contains prime farmland as defined in such soil survey, shall require the preparation of a statement by a qualified planner, soil scientist, or engineer which includes the following minimum considerations:
(a) A planimetric map of the site that depicts those soils contained on the site. Soils with severe development constraints or which constitute prime farmland shall be highlighted. The map shall also depict all existing and proposed improvements on the site;
(b) A description of the site planning methods used to protect soils with severe development constraints from deleterious impacts associated with the proposed use; and
(c) A description of the construction techniques used to ensure that the site's soils can safely accommodate the proposed use.
(d) ) Applicant shall identify the classification of agricultural soil is involved, what efforts, if any, are being made to preserve such prime soil.
(3) Steep slopes. All applications involving lands that possess slopes exceeding 10% shall include a statement by a commonwealth-registered engineer or landscape architect which includes the following minimum considerations:
(a) A topographic map of the site which highlights those areas that possess slopes exceeding 10% and 15%, respectively. Also reflected on this map shall be all existing and proposed site improvements (e.g., buildings, roads, sewer systems, driveways and etc.);
(b) A detailed description of the methods that are being used to:
[1] Protect and stabilize areas that have a high potential for soil erosion;
[2] Prevent the construction of structures and other site improvements on areas with slopes exceeding 15% or a description of the specific design and construction techniques used to ensure structural safety and minimize harm to the environment associated with development of steep slopes;
[3] Minimize grading throughout the site;
[4] Protect water quality on and around the site from the adverse effects of the proposed use;
[5] Protect any steep slopes on adjoining properties; and
(c) In those instances where buildings and/or other structures are being placed on slopes exceeding 10%, a description of the methods used to ensure adequate foundations, shall be provided.
(4) Historic properties or structures. Applicant shall identify on-site properties or structures listed with the National Register of Historic Places and/or listed on the Pennsylvania Register of Historic Places. Applicant shall also identify such other properties and structures as may be of local historic significance by means of a field survey by the Historic Preservation Trust of Lancaster County or such other individual or organization of equivalent expertise. Properties or structures that are identifiable links to past ownership, such as markers or cemeteries shall be identified.
(a) The applicant shall describe the ways in which the applicant intends to preserve, protect and maintain such historic properties or structures and other man-made resources.
(5) Wildlife and woodlands. The applicant shall identify wildlife habitats on the property. In addition, the applicant shall also identify all stands of trees on the property. The applicant shall also identify individual trees that are more than six inches in diameter or greater than 20 feet in height on the property. The applicant shall identify all public utilities and site improvements in relation to such trees, with the intent of preserving and protecting such trees.
(a) The applicant shall describe the way in which the applicant intends to preserve and protect such habitats and woodlands.
(6) Parks and recreation. All applicants for residential development shall review the Comprehensive Plan and the Parks and Recreation Plan, and any updates thereto, relative to the need for parks and recreation facilities in Manheim Township and shall specify the effect of the proposed residential use on Township parks and recreation facilities.
(a) The review shall specify the adopted level of service standard for Township parks; the existing park and recreational facilities in the vicinity of the proposed development; the need, if any, for additional parks and recreational facilities; the cost of needed improvements; and the method of funding such improvements.
(b) All applicants shall comply with the mandatory dedication requirements or fees in lieu thereof, and other applicable provisions of this chapter.
(7) Stormwater/hydrogeology. All applicants shall submit hydrogeological data to show that the proposed use of the site will not adversely affect the geology of the site and the regional groundwater table underlying the site. Hydrogeological data shall be compiled by a qualified hydrologist or hydrogeologist.
(a) If hydrogeological examination of the site discloses a condition which could adversely affect the geology of the site or of any adjacent sites or the regional groundwater table underlying the site or adjacent areas, applicant shall submit a plan for addressing and correcting any such condition.
(b) All applicants shall comply with Chapter
432, Stormwater Management, of this Code.
(8) Public facilities. The applicant shall review the Comprehensive Plan (March 2010) and any amendments or updates thereto, and shall submit the following information relative to public facilities and services.
(a) A description of the effect of the proposed use on the need for additional Township buildings, improvements and services, including, but not limited to, municipal and maintenance buildings and properties, and any measures taken to account for these additional needs.
(b) A description of the effect of the proposed use on the need for additional police and/or fire protection in order to maintain the standards specified in the Comprehensive Plan.
(c) A description of the effect of the proposed use on the need for any additional public facilities or services deemed necessary by the Township to protect and promote the health, safety and general welfare of the public.