The purpose of the preliminary plan is to achieve formal approval of the overall development scheme proposed in order to minimize the need for any revisions of final plans.
A. 
Preliminary plan submission required. A preliminary plan submission for a major subdivision or land development (other than a project involving a maximum of three dwelling units) meeting all of the requirements of this chapter shall be filed by the applicant and reviewed in accordance with the provisions of this chapter.
B. 
A preliminary plan submission is not required for:
(1) 
A minor subdivision; or,
(2) 
A submission that only involves a lot line adjustment (see Article VII); or,
(3) 
A project involving a maximum of three dwelling units.
C. 
Required submission.
(1) 
The applicant shall file with the staff at least 21 days prior to a regular Planning Commission meeting (not including a workshop meeting):
(a) 
The required fees, including the County Planning Commission fee.
(b) 
The required submission materials, numbers of applications, numbers of plans and other materials and information required under § 400-503.
(2) 
The staff shall forward plans to the following agencies to seek their comments prior to preliminary plan approval:
(a) 
Township (previously Municipal Authority) or Sewage Enforcement Officer (if applicable).
(b) 
Fire Chief and Police Chief (layout and utility plan if deemed appropriate by the Township).
(c) 
Township Codes Enforcement staff and Township Secretary.
(d) 
Township Engineer and/or Township Consulting Engineer.
(e) 
Township Parks and Recreation Director (if common open space is proposed, or if deemed appropriate by the Township).
(f) 
County Planning Commission.
(3) 
Applicant's distribution. The applicant is fully responsible for the following:
(a) 
Contacting the appropriate utility companies, as appropriate, including the water supplier.
(b) 
Encouraged to seek at least an informal review by PennDOT of any proposed access onto a State road, and providing PennDOT with sufficient information for such a review.
(c) 
Providing a copy of the sedimentation and erosion control plans to the County Conservation District, together with their required review fees, if any earth disturbance is proposed.
(d) 
Determining whether any permits or approvals are needed from any agency outside of the Township, including DEP (including any obstruction to a waterway) and the Army Corps of Engineers (including determining whether any "wetland" will be disturbed).
(4) 
Preliminary plans.
(a) 
Each preliminary plan filed:
[1] 
Shall provide the information required by § 400-503; and,
[2] 
Should conform to any changes recommended by the Planning Commission, the Township Engineer or other Township officials during the sketch plan review.
(b) 
All sheets should be folded to approximately nine inches by 12 inches size or rolled in such a manner that the title of the sheet faces out.
(5) 
Each set of supportive documents shall provide the information required by § 400-503.
(6) 
Colored layout plan. It is recommended that the applicant provide at least one copy of the layout plan that is lightly colored in such a way that it will allow clearer understanding by the general public at public meetings.
D. 
Initial actions by the staff.
(1) 
The Township staff shall forward a copy of the preliminary plan and supportive documents, including the application and checklist, to the Township Engineer for review prior to the Township Planning Commission's next regularly scheduled meeting.
(2) 
The staff shall retain in the Township's files one copy of all materials submitted by the applicant, including the application form and the preliminary plan checklist.
(3) 
The staff shall forward to the Commission at or before the next regularly scheduled meeting of the Commission the following:
(a) 
Seven copies of the application form.
(b) 
One copy of the preliminary plan checklist.
(c) 
Copies of the preliminary plan.
(d) 
Copies of the supportive documents.
(4) 
Adjacent municipalities. If any portion of a major subdivision or land development under this section would occur within 200 feet of the boundary of another municipality or would clearly have a regional impact upon a municipality, the staff should require an applicant to provide a copy of the layout plan that can be forwarded to that municipality for an advisory review.
E. 
Determination of completeness by Commission.
(1) 
Based upon the initial review of the Township staff and/or the Township Engineer, the Commission shall have authority, at its first regularly scheduled meeting after the submission is timely filed, to determine that a submission is significantly incomplete and therefore to refuse to review the submission further and to do one of the following:
(a) 
Not accept the submission, indicating the deficiencies, and return the fee (minus the costs of any Township review) to the applicant.
(b) 
Accept the submission as being filed for review on the condition that the applicant shall file such additional required materials and information to the staff or appropriate agency or person within a certain number of days from the date of such acceptance.
(c) 
Table the acceptance of the submission until the next Planning Commission meeting where the applicant has met all of the submittal requirements, and has filed such materials within the required 21 days prior to the meeting. The ninety-day time limit for action shall begin when the plan is accepted as complete.
(d) 
Recommend that the Board of Supervisors reject the plan for just cause.
(2) 
If the Commission determines that the submission is significantly complete, as filed and as required, the Commission shall accept the plans and may begin its review.
(3) 
Zoning variances. An application under this chapter shall not be considered to be complete if one or more zoning variances will be required for the subdivision or land development to legally occur as submitted, until such time as the needed zoning variances have been granted. If the Planning Commission becomes aware that the zoning variance has been lawfully appealed, the Planning Commission may table a submission until that appeal is resolved if they determine that the variance is needed for the feasibility of the proposal as submitted.
F. 
Review by Township Engineer.
(1) 
Within 45 days from the date the plans are duly submitted for review (unless granted an extension by the Commission or unless the plans are significantly incomplete), the Township Engineer should review the engineering considerations of the preliminary plan and prepare an initial report on such considerations to the Commission.
(2) 
The Township Engineer may make additional reports and recommendations to the Commission and the Board of Supervisors during review of the plan. Matters that should be dealt with directly by the Planning Commission and/or the Board of Supervisors should be listed separately from technical engineering considerations. These non-technical concerns should be made available to the Planning Commission at least five days prior to each meeting.
(3) 
The applicant and/or his engineer shall make reasonable efforts to resolve technical engineering considerations outside of and prior to Planning Commission meetings. The Township Engineer may require the applicant or his engineer to meet with him for this purpose.
(4) 
A copy of findings of the Township Engineer should be sent or handed in person to the applicant or his representative.
G. 
Review by Commission. The Planning Commission shall accomplish the following within the time limitations of the State Planning Code (unless the applicant grants a written time extension), while allowing a sufficient number of days within this deadline for a decision by the Board of Supervisors:
(1) 
Review all applicable reports received from any official reviewing agencies.
(2) 
Determine whether the preliminary plan submission meets the objectives and requirements of this chapter and other applicable ordinances.
(3) 
Review the preliminary plan submission with the applicant, his/her agent or representative (if present) and recommend needed revisions so that the submission will conform to this chapter, other ordinances and statutes.
(4) 
Recommend approval, conditional approval or disapproval of the preliminary plan submission in a written report to the Board of Supervisors specifying any recommended conditions for approval, identifying defects found in the application, describing requirements which have not been met, citing the provisions of the ordinance relied upon.
H. 
DEP sewage module. See the "Supplemental Information" section of § 400-503C.
I. 
Review by Board of Supervisors. The Board of Supervisors shall:
(1) 
Review the report of the Commission [and] any reports of official reviewing agencies.
(2) 
Determine whether the preliminary plan submission meets the objectives and requirements of this chapter and other ordinances.
(3) 
Approve or reject the preliminary plan submission within the time required by the Municipalities Planning Code. (As of 1991, this law requires:
(a) 
The Board of Supervisors to act not later than 90 days following the date of the first regular meeting of the Commission held after it has been properly filed for review, but in no case shall the Board of Supervisors' decision be made later than 120 days following the date the submission was accepted as being filed for review, unless the applicant grants a written extension of time; and,
(b) 
That no subdivision or land development shall be granted final approval until a report is received from the County Planning Commission or until the expiration of 30 days from the date the application was forwarded to the County Planning Commission.)
J. 
Decision by Board of Supervisors.
(1) 
The decision oIf the project involves garden apartments on collegeadjacent property, a copy of written confirmation that the college or university approves the direct connection of proposed sidewalks, pathways and/or bikeways to similar existing or proposed features on the adjoining college propertyf the Board of Supervisors shall be in writing and shall be communicated to the applicant personally or by mail at his last known address not later than 15 days following the decision.
(2) 
Approval of the preliminary plan submission shall constitute conditional approval of the subdivision or land development as to the character and intensity, but shall not constitute approval of the final plan or authorize sale of lots or construction of buildings.
(3) 
If the preliminary plan submission is disapproved, the decision shall specify defects found in the submission, shall describe requirements which have not been met, and shall cite the provisions of the statute or ordinance relied upon in each case.
(4) 
Combined preliminary/final approval. If, based upon advice of the Township Engineer and the Planning Commission, the Board of Supervisors determines that a preliminary plan awaiting preliminary plan approval would also meet all of the final plan requirements and has satisfied all significant concerns of the Township, the Board of Supervisors may grant final plan approval at the same time as granting preliminary plan approval.
K. 
Final Plan Submission Deadline. An applicant shall file a final plan within five years from the date of the approval of the preliminary plan by the Board of Supervisors, unless an extension in writing has been granted by the Board of Supervisors. Failure to comply with this requirement shall render the preliminary plan null and void, and a new preliminary plan shall be submitted.
A. 
All of the following information and materials listed in this section are required as part of all preliminary plans for any land development (other than one of three or less dwelling units) and for any major subdivision. This list of requirements shall serve both to establish the requirements, and as a checklist for the applicant and the Township to ensure completeness of submissions. The applicant shall submit completed photocopies of this section as part of the application.
B. 
The required information listed in this section may be combined or separated onto different sheets, provided that the plans will be clearly readable.
C. 
Checklist.
TOWNSHIP OF SPRING
PRELIMINARY PLAN FOR MAJOR SUBDIVISION OR LAND DEVELOPMENT CHECKLIST AND LIST OF SUBMITTAL REQUIREMENTS
(To Be Completed By The Applicant)
Applicant's Name:
Applicant's Address:
Applicant's Phone No.:
Applicant's Signature:
Date: ____________________
*Insert "NA" in the "Not Submitted" column if not applicable. Insert "W" in the "Not Submitted" column if a waiver is requested from the requirement.
SUBMITTED
NOT SUBMITTED*
A.
GENERAL SUBMISSION ITEMS:*
_____
_____
1.
Township application/review fee(s)/escrow.
_____
_____
2.
Two copies of the Completed Application (see Attachment 1[1])
_____
_____
3.
Two copies of the Preliminary Plan Checklist (using the photocopies of the pages in this section).
_____
_____
4.
Eight print copies of the complete Preliminary Plans.
_____
_____
5.
Five print copies of only the Layout Plans.
_____
_____
6.
Three sets of Supportive Documents (Not applicable for Lot Line Adjustments).
_____
_____
7.
A completed County Subdivision and Land Development Review Application with any review fee charged by the County (unless the Township staff permits the applicant to deliver directly to the County).
*Note- The Township may require the Applicant to file additional copies.
B.
DRAFTING REQUIREMENTS: All information shall be legibly and accurately presented.
_____
_____
1.
Plans prepared on a standard sized sheet (such as 18"x24," 24"x36," 30"x42" or 36"x48").
_____
_____
2.
Plans drawn at a scale of one inch equals 50 feet or other scale preapproved by the Town-ship Engineer or Township Staff.
_____
_____
3.
All dimensions set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
_____
_____
4.
Differentiation between existing and proposed features.
_____
_____
5.
Boundary line of the tract, shown as a heavy line.
_____
_____
6.
If layout plans involve more than one sheet, a map of the layout of the entire project at an appropriate scale on one sheet, with a key map showing how the layout sheets connect.
_____
_____
7.
If the tract(s) crosses a municipal boundary, a map showing both the portions in Spring Township and the other municipality, in sufficient detail for the Township to determine how the parts will interrelate.
_____
_____
8.
Required profiles shown at a scale of one inch equals 50 feet horizontal and one inch equals five feet vertical, or other scale preapproved by the Township Engineer or Township Staff.
_____
_____
9.
All sheets numbered and listed on the layout plan.
_____
_____
10.
Words "Preliminary Plan" and sheet title (such as "Layout Plan") on each sheet.
C.
GENERAL INFORMATION:
_____
_____
1.
Name of project on each sheet.
_____
_____
2.
Name of landowner and developer (with addresses).
_____
_____
3.
Names of adjacent property owners and the deed book volume and page number for these owners, including those across adjacent streets and alleys.
_____
_____
4.
Names of adjacent subdivisions and the plan book volume and page number for these subdivisions, including those across adjacent streets and alleys.
_____
_____
5.
Lotlines of adjacent lots, and approximate locations of any buildings, common open spaces, detention basins or drainage channels existing or approved within 100 feet of the boundaries of the proposed project.
_____
_____
6.
Surveyor and plan preparer's statement (See Attachment 2[2]).
_____
_____
7.
Approval/review signature blocks for: Township governing body, Township Planning Commission and County Planning Commission (see Attachment 2[3]).
_____
_____
8.
Location map at a standard scale (one inch equals 800 feet) showing the location of the project in relation to the following features within 1,000 feet of the boundaries of the tract: existing and proposed streets, waterways, zoning district boundaries, and municipal boundaries.
_____
_____
9.
North arrow, graphic scale, written scale.
_____
_____
10.
Date of plan and all subsequent revision dates and submission dates (especially noting if is revision of a previously approved plan) with space for future revision dates.
_____
_____
11.
Source of title, including date and grantor.
_____
_____
12.
Tax Map number (if available) and block and lot for the tract being subdivided.
_____
_____
13.
A statement indicating if the proposed development will result in 10 or more lots from the tract as of 1976.
_____
_____
14.
All record information if property was previously subdivided.
D.
NATURAL FEATURES:
_____
_____
1.
Existing contour lines as follows:
a.
Shall be based on a field survey or photogrametric procedure at a scale of one inch equals 100 feet or larger. Contours shall be based upon U.S.G.S. datum.
b.
The contour interval shall be sufficient to determine compliance with Township ordinances. An interval of two feet for slopes of less than 15% and five feet for slopes of 15% or greater is generally recommended.
c.
Note- Contours are not required to be shown within lots of 10 acres or more that are clearly not intended to be altered as a result of this proposed subdivision or land development.
_____
_____
2.
Identification of any slopes of 15% to 25%, and greater than 25%.
_____
_____
3.
Areas within any hydric soils (see County Soil Survey), with a notation that there are none if that is the case.
_____
_____
4.
Watercourses (with any name), natural springs, lakes and wetlands. Detailed delineations of wetlands are not required if there is clearly no alteration proposed of any areas that could be reasonably suspected of being wetlands.
Note- A qualified professional shall delineate any wetlands prior to preliminary plan approval. However, the applicant is not required to have received all required Federal and State permits prior to Preliminary Plan approval.
_____
_____
5.
Rock outcrops, stone fields and sinkholes.
_____
_____
6.
Location of any areas within the one-hundred-year floodplain (with differentiation between floodway and floodfringe if available from official Federal floodplain maps).
_____
_____
7.
Approximate locations and names of soil types, with identification according to the County Soil Survey or more detailed professional study of those that are alluvial, have a depth to bedrock of less than three feet or a seasonally high water table of less than three feet.
E.
MAN-MADE FEATURES:
_____
_____
1.
Existing and proposed lot lines.
a.
The boundaries of lots (other than a residual lot of at least 10 acres) shall be determined by accurate field survey.
b.
The boundaries of any residual tract which is greater than 10 acres may be determined by deed.
_____
_____
2.
Location and elevation of existing monuments.
_____
_____
3.
Sufficient bearings, lengths of lines, radii, arc lengths, street widths, right-of-way and easement widths of all lots, streets, rights-of-way, easements and community or public areas to accurately and completely reproduce each and every course on the ground.
_____
_____
4.
Buildings estimated to be 80 years or older that are proposed to be impacted by the subdivision, with name and description.
_____
_____
5.
Existing and proposed utility easements and restrictive covenants and easements for purposes which might affect development (stating which easements and rights-of-ways proposed for dedication to the municipality).
_____
_____
6.
Existing building locations and land uses.
_____
_____
7.
Overhead electrical high-voltage lines and rights-of-ways/easements.
F.
ZONING REQUIREMENTS:
_____
_____
1.
Applicable zoning district and the applicable lot area, width, building coverage, height regulations and minimum yard requirements.
_____
_____
2.
Minimum building setback line requirements will be shown for each lot.
_____
_____
3.
Area and location of any proposed common open space (if none proposed, place "W" in Not Submitted Column).
_____
_____
4.
If any common open space proposed: method of ownership and entity proposed to be responsible for maintenance.
_____
_____
5.
If any common open space proposed: description of intended purposes, proposed improvements (such as rough grading) and any proposed recreation facilities.
_____
_____
6.
Statement of type of water and sewer service proposed (such as "municipal water and municipal sewer").
_____
_____
7.
Linear feet of proposed streets.
_____
_____
8.
Required and proposed building coverage and impervious coverage (may be stated as "typical proposed" for single family detached or twin homes).
G.
PROPOSED LAYOUT:
_____
_____
1.
Total acreage of site and total proposed number of lots and dwelling units.
_____
_____
2.
Identification number for each lot.
_____
_____
3.
Approximate lot area for each lot.
_____
_____
4.
Approximate dimensions of each lot.
_____
_____
5.
Existing rights-of-way and cartway widths and locations of existing streets, including existing streets within 100 feet of boundaries of tract.
_____
_____
6.
Proposed rights-of-way and cartway widths and locations of existing and proposed streets, including streets proposed as part of other projects within 100 feet of the boundaries of tract.
_____
_____
7.
Street center line information, with horizontal curve data, bearings, distances and stations corresponding to the profile.
_____
_____
8.
Right-of-way and curblines with horizontal curve radii at intersections.
_____
_____
9.
Beginning and end of proposed street construction.
_____
_____
10.
Street improvements proposed by the applicant, including any acceleration/deceleration lanes, traffic signals, street realignment or construction improvement.
_____
_____
11.
Any proposed curbing.
_____
_____
12.
Any proposed sidewalks with proposed handicapped ramps at intersections.
_____
_____
13.
Any proposed bicycle paths.
_____
_____
14.
Names of existing streets and initial proposed names of new streets.
_____
_____
15.
Designation of streets proposed to be dedicated to the Township or to remain private.
_____
_____
16.
Clear site triangles.
H.
UTILITY PLAN:
_____
_____
1.
As applicable, the following existing and proposed items for each lot, using the following symbols (or other symbols preapproved by the Township staff):
Well (if not connected to central water system) with required separation distance shown from septic drain fields, and with dimensions from lotlines
Primary drain field (with dimensions from lotlines)
Secondary drain field
Soil probe location (located with dimensions)
Percolation test location (located with dimensions)
2.
If on-lot sewage disposal systems are proposed:
_____
_____
a.
Proposed contour lines on same sheet as utility layout.
_____
_____
b.
Location of existing and proposed wells within 100 feet of the boundaries of the project.
_____
_____
c.
Proposed or typical location of dwelling/building.
_____
_____
d.
Locations of soils with a seasonally high water table averaging less than 3 feet (see County Soil Survey).
3.
If a centralized sewage system is proposed:
_____
_____
a.
Proposed contour lines on same sheet as utility layout.
_____
_____
b.
Location and size of lines and laterals, with stations of lines corresponding to the profile, and extensions to reach existing sewer lines.
_____
_____
c.
Locations of manholes, with invert elevation of flow line and grade at top of each manhole.
_____
_____
d.
Proposed lot lines and any proposed easements or rights-of-ways needed for the utilities.
_____
_____
e.
Location of all other drainage facilities and public utilities in the vicinity of sanitary sewer lines.
_____
_____
f.
Manhole numbers assigned by the Municipal Authority.
_____
_____
g.
Separation distances from water lines and locations of concrete encasements.
4.
If centralized water service is proposed:
_____
_____
a.
Location and size of existing and proposed waterlines.
_____
_____
b.
Existing and proposed fire hydrant locations.
_____
_____
c.
Distance noted that water lines will have to be extended to reach existing lines (if not already abutting the tract).
_____
_____
5.
As applicable, existing and proposed underground natural gas, electrical, telephone, cable TV and any other utility lines, with any easements shown that will affect development.
_____
_____
6.
List of contacts for underground utilities in the area, with phone numbers stated on the grading plans.
I.
GRADING AND STORMWATER MANAGEMENT PLAN AND CALCULATIONS:
The following information shall be shown on the Plan or in calculations:
_____
_____
1.
Existing and proposed storm drainage facilities or structures, including detention basins (with capacity), swales, pipes (with sizes), culverts and inlets.
_____
_____
2.
Capacity, depth and locations of detention basins.
_____
_____
3.
Watershed areas for each drainage structure or swale.
_____
_____
4.
Locations of any proposed or existing stormwater easements.
_____
_____
5.
Intended design year standards for culverts, bridge structures and/or other stormwater facilities.
_____
_____
6.
Location of all underground utilities.
_____
_____
7.
Entity responsible to maintain/own any detention basin.
_____
_____
8.
See also requirements of § 400-1008.
_____
_____
9.
Existing contour lines (see description under "Natural Features").
_____
_____
10.
Proposed contour lines.
_____
_____
11.
Stationing of any storm sewers, with stationing corresponding to profiles.
J.
FOR USES OTHER THAN SINGLE FAMILY, TWO FAMILY SEMI-DETACHED OR TWO FAMILY DETACHED:
_____
_____
1.
For townhouses or apartments, evidence that the project meets the density requirements of Chapter 450, Zoning.
_____
_____
2.
Evidence that the project will meet the off-street parking requirements of Chapter 450, Zoning.
_____
_____
3.
Identification numbers for proposed buildings if more than one building proposed per lot.
_____
_____
4.
Arrangement of off-street parking spaces, parking aisles, paved areas and off-street loading areas.
_____
_____
5.
For townhouses, any proposed methods to ensure privacy between outdoor semi-private areas (such as fences between rear yard).
_____
_____
6.
Illustrative sketches of proposed buildings (encouraged not required).
_____
_____
7.
Proposed building locations and land uses (if known).
_____
_____
8.
Major types and locations of outdoor lighting.
_____
_____
9.
Location of any proposed outdoor storage areas.
_____
_____
10.
Square feet of paved area, including areas covered by gravel.
K.
LANDSCAPE PLAN:
_____
_____
1.
Locations of treelines and existing forested areas.
_____
_____
2.
Locations of individual mature trees of greater than six inches trunk diameter measured at a height of three feet above the surrounding average ground level, other than trees within wooded areas and treelines.
_____
_____
3.
Any proposed evergreen screening, buffer yards or earthen berming (if required by Chapter 450, Zoning).
_____
_____
4.
Areas of existing mature woods that are proposed to be protected and preserved or removed.
_____
_____
5.
Types, sizes and locations of any required trees (see § 400-1017), paved area landscaping (see § 450-706 of Chapter 450, Zoning) and any other major proposed landscaping.
_____
_____
6.
Any proposed fencing (including height and type) and/or landscaping around any stormwater detention basin (see § 400-1007[4]).
L.
EROSION AND SEDIMENTATION PLAN:
_____
_____
1.
Drawings showing locations and types of proposed measures, complying with the regulations and standards of the County Conservation District and DEP.
_____
_____
2.
Narrative describing proposed soil erosion and sedimentation control methods.
M.
ROAD PROFILES:
_____
_____
1.
Profile of existing and proposed ground surface along center line of street.
_____
_____
2.
Proposed center line grade with percent on tangents and elevations at 50 foot intervals.
_____
_____
3.
All vertical curve data including length, elevations and minimum sight distance as required by Article X.
N.
WATER MAIN, SANITARY SEWER AND STORM DRAIN PROFILES:
_____
_____
1.
Profile of proposed ground surface with elevations at top of manholes or inlets.
_____
_____
2.
Profile of water main, storm sewer and sanitary sewer lines, with stationing, elevations, lengths, slopes, material, sizes, etc.
_____
_____
3.
All line crossings of other utilities.
O.
SUPPORTING DOCUMENTS AND ADDITIONAL INFORMATION:
_____
_____
1.
Residual Lands Sketch. If the submitted plans do not include all undeveloped or underdeveloped adjacent or abutting lands owned by the same landowner or under control of the same developer (or closely related corporations), then a sketch shall be submitted at an appropriate scale if deemed appropriate by the Planning Commission, on one sheet, covering all such land holdings together with a sketch of a reasonable future street system to demonstrate that the proposed subdivision provides for the orderly development of any residual lands and/or does not adversely affect the potential development of residual lands.
_____
_____
2.
If applicable, two copies of the DEP Sewage Planning Module application as completed by the applicant, together with evidence that the application has been forwarded by the applicant to the required review agencies. Approval of such Planning Module shall be a condition of preliminary approval under this chapter.
_____
_____
3.
If central water service is proposed by an existing water company or authority, the applicant shall provide a letter from such water company or authority which states that the company or authority expects to be able to adequately serve the development, that the proposed water system is generally acceptable in concept and that references any conditions required by the company or authority for the provision of services.
_____
_____
4.
If service is proposed by an existing sewage authority, the developer shall submit a copy of a letter from the authority which states that the company or authority can adequately serve the subdivision, that the proposed sanitary sewage system is generally acceptable and that references any conditions required by the company or authority for the provision of services.
_____
_____
5.
If service is proposed by a sewage disposal system other than one operated by an existing sewage authority, the developer shall provide sufficient information to show that the proposed system would be reasonably feasible, within DEP regulations, and that an acceptable system would be put into place for the operation and maintenance of the system.
_____
_____
6.
Copy of any information submitted to PennDOT and any correspondence from PennDOT regarding the proposed access to State roads. (This requirement applies throughout the entire approval process.)
_____
_____
7.
If the project would include any area within the one-hundred-year floodplain or any watercourse, a Statement from the Zoning Officer indicating that the proposed subdivision or land development would be in compliance with the Floodplain regulations of the Township.
_____
_____
8.
A statement shall describe the nature of the landowner's and the developer's involvement in the proposed development, and the names of the primary partners or officers of any corporate developer.
_____
_____
9.
Method of ensuring maintenance of any private street.
_____
_____
10.
List of any Modifications or Waivers requested to this chapter.
_____
_____
11.
Traffic Study - If required by § 400-505 of this chapter.
_____
_____
12.
Copies of the decisions of any zoning variances that are relevant to the proposal.
_____
_____
13.
Preliminary Stormwater Calculations, in sufficient detail to show that any proposed stormwater facilities would be sufficient in size. See the requirements of § 400-1008.
_____
_____
14.
Commercial and Industrial Operations (if the uses are known). A written description of any proposed commercial, industrial or storage operations in sufficient detail to indicate any noise, glare, smoke and fumes nuisances and to allow a general determination of possible fire or other hazards from the use of highly toxic or hazardous substances or other public health or safety hazards. An estimate of the amount, direction and times of truck traffic that is expected.
_____
_____
15.
Community Impact Study. If required by § 400-506 of this chapter.
_____
_____
16.
If to be served by on-lot septic service, a copy of septic percolation test and soil probe results.
_____
_____
17.
If the project involves garden apartments on college-adjacent property, a copy of written confirmation that the college or university approves the direct connection of proposed sidewalks, pathways and/or bikeways to similar existing or proposed features on the adjoining college property.
[Added 1-23-2017 by Ord. No. 426]
[1]
Editor's Note: Said application is included as an attachment to this chapter.
[2]
Editor's Note: Said statement is included as an attachment to this chapter.
[4]
Editor's Note: See now Ch. 388, Stormwater Management.
All certification shall comply with the State professional licensing laws. All subdivisions of land shall be certified and stamped by a registered land surveyor.
[Amended 10-23-2006 by Ord. No. 332; 7-9-2007 by Ord. No. 342]
A. 
Intent. To allow the Township to determine the safety and congestion impacts, and related costs, of proposed major traffic generating uses. To require that applicants respond with reasonable proposals to resolve the negative traffic impacts that their proposed uses will cause on the public. To recognize that sufficient Federal, State and municipal funds are not available to resolve traffic problems caused by private development.
B. 
Uses requiring a traffic impact study. Any application for any of the following uses shall be required to complete a traffic study and include the findings in a written report:
(1) 
Residential. Sixty or more dwelling units.
(2) 
Commercial. Twenty thousand square feet or more of total floor area.
(3) 
Office. Thirty thousand square feet or more of total floor area.
(4) 
Industrial. Sixty thousand square feet or more of total floor area or any truck terminal.
(5) 
Institutional. Thirty thousand square feet or more of total floor area.
(6) 
Any use or combination of uses that would generally result in greater than 1,500 trips per day.
(7) 
Where the Township Engineer certifies that there is a clear existing severe traffic problem within close proximity to the proposed project which will likely be significantly worsened by the proposed project.
C. 
Timing. Any required traffic impact study shall be submitted at the same time or earlier as any preliminary plan, special exception, conditional use or construction permit application, whichever is submitted earliest.
D. 
Costs. The full costs of completing the study and of a review by the Township Engineer or other Township representative shall be born by the applicant.
E. 
The traffic impact study shall be prepared and signed by a professional traffic engineer with verified experience in preparing such studies and submitted as follows:
(1) 
Joint studies. Joint traffic studies between different applicants are strongly encouraged.
(2) 
The Traffic Impact Study shall be prepared by a qualified professional traffic engineer with verified experience in preparing such studies.
(3) 
The study area boundary and identification of the roadways included within the study area.
(4) 
A general site description, including:
(a) 
Size and location of existing and proposed land uses and dwelling types.
(b) 
Construction staging, and completion date of the proposed development.
(c) 
Existing land uses, approved and recorded subdivision and land developments and subdivisions and land developments proposed but not yet approved and recorded in the study area that are determined by the Township Board of Supervisors as having bearing on the development's likely impact.
(d) 
Within the study area, the applicant must describe existing roadways and intersections (geometries and traffic signal control) as well as improvements contemplated by government agencies or private parties.
(5) 
Analysis of existing conditions, including:
(a) 
Daily and peak hour(s) traffic volumes. Schematic diagrams depicting daily and peak hour(s) traffic volumes shall be presented for roadways within the study area. Turning movement and mainline volumes shall be presented for the three peak hour conditions (a.m., p.m. and site generated) while only mainline volumes are required to reflect daily traffic volumes. The source and/or method of computation for all traffic volumes shall be included.
(b) 
Volume/Capacity Analyses at Critical Points Utilizing techniques described in derivative Highway Capacity Manual, latest edition or derivative nomographs, an assessment of the relative balance between roadway volumes and capacity are to be described. The analysis shall be performed for existing conditions (roadway geometry and traffic signal control) for the appropriate peak hours.
(c) 
Level of service at critical points. Based on the results obtained in the Subsection E(5)(b), levels of service (A through F) shall be computed and presented for all movements. Included in this section shall also be a description of typical operating conditions at each level of service.
(d) 
A tabulation of accident locations during the most recent three-year period shall be provided.
(6) 
Analysis of future conditions without the proposed development. The future year(s) for which projections are made will be specified by the Township and will be dependent on the timing of the proposed development. The following information shall be included:
(a) 
Daily and peak hour(s) traffic volumes. This section shall clearly indicate the method and assumptions used to forecast future traffic volumes. The schematic diagrams depicting future traffic volumes shall be similar to those described in § 400-505E(5)(a) in terms of location and times (daily and peak hours).
(b) 
Volume/capacity analyses at critical locations. The ability of the existing roadway system to accommodate future traffic (without site development) shall be described in this section. If roadway improvements or modifications are committed for implementation the volume/capacity analysis shall be presented for these conditions.
In the case of existing signalized intersections, traffic signal timing shall be optimized to determine the best possible levels of service that can be obtained utilizing existing roadway geometry and traffic signal equipment.
(c) 
Levels of service at critical points. Based on the results obtained in the previous section, levels of service (A through F) shall be determined.
(7) 
Trip generation. The amount of traffic generated by the development shall be presented in this section for daily and the three peak hour conditions. The trip generation rates used in this phase of the analysis shall be justified and documented to the satisfaction of the Township Board of Supervisors. Trip Generation (latest edition) published by the Institute of Transportation Engineers shall be used unless the Township Board of Supervisors approves other studies.
(8) 
Trip distribution. The direction of approach for site generated traffic shall be presented in this section for the appropriate time periods. As with all technical analysis steps, the basic method and assumptions used in this work shall be clearly stated in order that the Township can replicate these results.
(9) 
Traffic assignment. This section shall describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes shall then be combined with anticipated traffic volumes from § 400-505E(6) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(10) 
Analysis of future conditions with development. This section shall describe the adequacy of the roadway system to accommodate future traffic with development of the site. Any unique characteristics of the site or within the study are (e.g., weekend tourists, antique sales, or holiday shopping) affecting traffic shall be considered. If staging of the proposed development is anticipated, analysis for each stage of completion shall be made. The following information shall be included:
(a) 
Daily and Peak Hour(s) Traffic Volumes, Mainline and turning movement volumes shall be presented for the highway network in the study area as well as driveways and internal circulation roadways for the appropriate time periods.
(b) 
Volume/capacity analysis at critical points. Similar to §§ 400-505E(5)(b) and 400-505E(6)(b), a volume/capacity analysis shall be performed for the appropriate peak hours for future conditions with the site developed as proposed.
(c) 
Levels of service at critical points. As a result of the volume/capacity analysis, the level of service on the study area roadway system shall be computed and described in this section for all movements.
(11) 
Recommended improvements. In the event that the analysis indicates a decrease in the level of service for any movements will occur on study area roadways, a description of proposed improvements to remedy deficiencies shall be included in this section. These proposals would not include committed projects by the Township and State which were described in § 400-505E(4)(c) and reflected in the analysis contained in § 400-505E(5) and (6). The following information shall be included:
(a) 
Proposed recommended improvements. This section shall describe the location, nature and extent of proposed improvements to assure sufficient roadway capacity. Accompanying this list of improvements shall be preliminary cost estimates.
(b) 
Volume/capacity analysis at critical points. An iteration of the volume/capacity analysis shall be described which demonstrates the anticipated results of making these improvements.
(c) 
Levels of service at critical points. As a result of the revised volume/capacity analysis presented in the previous subsection, levels of service for the highway system with improvements shall be presented.
(12) 
Conclusion. The last section of the report shall be a clear, concise description of the study findings.
F. 
Applicant's response. The applicant shall respond to the traffic impact study with proposals on what traffic improvements, right-of-way dedications or commitments of financing for specific projects the applicant proposes to commit to resolve the negative traffic impacts of the proposed development. Such improvements or financing may be staged in relation to the stages of the development. Upon request by the Township, the applicant shall respond to the Township's comments on the traffic impact study.
A. 
A community impact study shall be required to be submitted by any applicant for a preliminary approval of any subdivision or land development that is intended to include 50 or more dwelling units.
B. 
The impact study shall include estimates of the following impacts:
(1) 
The number of public school students.
(2) 
The effect of the new school students on projected enrollments and capacities of public schools.
(3) 
The effect of the additional students on school district costs, compared to expected revenues.
(4) 
The effects on the costs and revenues of the Township government.
(5) 
The effects on Township services.
(6) 
The adequacy of the fire protection services to serve the proposed development.
Based upon the recommendation of the Township Engineer, the Planning Commission may require an applicant to provide a study to determine whether a proposed project would have significant negative impact upon groundwater quantity. Such study shall be completed by a qualified engineer or hydrogeologist.
Based upon the recommendation of the Township Engineer, the Planning Commission may require an applicant to provide a study to determine whether there will be sufficient capacity in transmission lines and treatment to handle the expected wastewater from a proposed development. Such study shall be completed by a qualified engineer. Such study shall be reviewed by the Municipal Authority of the Township of Spring prior to any recommendation for final plan approval by the Planning Commission.