Township of Hellam, PA Information Requirements for Subdivision and Land Development Plans

The plan shall be clearly and legibly drawn at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, 100 feet or 200 feet to the inch. Profile plans shall maintain a ratio of 1:10 or 1:5 vertical to horizontal.

Dimensions for the entire property boundary shall be in feet and decimals; bearings shall be in degrees, minutes and seconds. The description shall be based upon a survey and not have an error of closure greater than one foot in 10,000 feet.

The sheet size shall be 24 inches by 36 inches. If the proposed development is prepared in two or more sections, an overall plan and a key map showing the location of the 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 5).

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

All profile sheets shall include the corresponding horizontal alignment; utilities and stormwater facilities located in a given area shall be provided on the same sheet to show their interrelationship. All plan information shall be provided in an easy-to-read format.

All plan submissions shall include existing features. Where legibility requires, the Township may require a separate existing features sheet.

All plan submissions shall include proposed features.

Location and identification.

The proposed name or identifying title.

The municipality in which the land is located. If the property is located in the vicinity of a municipal boundary line, the location of the boundary shall be shown and monumented.

A location map, drawn to scale, relating the property to at least two intersections of existing road center lines.

The name and address of the owner, authorized agent for the land, developer and firm that prepared the plans.

Source of title to the land included within the subject application, as shown by the Recorder of Deeds. Additionally, if the property is subject to an equitable owner, the name, address and reference to the equity agreement shall be included.

The map and lot number assigned to the property by the York County Tax Assessment Office.

The file or project number assigned by the firm that prepared the plan, the plan date, and the date(s) of all plan revisions.

(8)

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

(9)

The total acreage of the entire existing property.

(10)

A statement on the plan identifying the zoning district for the subject property and surrounding land. Additionally, the lot size and/or density, lot coverage, building coverage, and yard requirements of Chapter 490, Zoning, shall be identified for the subject property.

(11)

A statement on the plan identifying any existing waivers, variances, special exception, conditional use, and existing nonconforming structures/uses.

(12)

A deed plotting of the parent tract as it existed on September 5, 1996, and a plan note identifying all lots that were subdivided from the parent tract since September 5, 1996. This information shall include the deed book reference numbers and date of subdivision. When applicable, the plan shall note that the boundaries of the parcel to be subdivided are the same as those that existed on September 5, 1996, and that no new lots have been created from this parcel since that date.

(13)

The names of all immediately adjacent landowners.

(14)

The location and description of existing lot line markers and monuments located along the perimeter of the entire existing property.

(15)

The location of any feature established on the Zoning Map, including any zoning district boundary, any stream buffer, and area within the Restricted Overlay District, any growth area boundaries.

(16)

The location of any feature established on the Official Map.

(17)

If the Plan proposes the use of transferable development rights, a statement on the number of transferable development rights proposed to be used, the increase in number of lots or dwelling units or increase in impervious surface coverage allowable by the use of transferable development rights, and the source of title of the transferable development rights must be provided.

[Amended 8-21-2008 by Ord. No. 2008-08]

(18)

If the plan proposes a subdivision or land development for a tract in the Rural Agricultural Zone, the number of rights of further subdivision required for proposed subdivision or land development, source of title of rights of further subdivision and (if applicable) allocation of any rights of further subdivision allocable to the parent tract which remain unused. If the plan proposes to use rights of further subdivision which the applicant acquired in gross, no allocation of any remaining rights of further subdivision is required. In addition, the number of transferable development rights (TDRs) which shall remain with the parent tract shall be noted.

[Amended 8-21-2008 by Ord. No. 2008-08]

Existing features map.

All existing features shall be delineated on both a separate sheet titled "Existing Features" and on the sheets that include proposed features.

Natural and cultural features. The location and area measured accurately in acres or square feet, where applicable, of land containing natural and cultural features, and related rights-of-way and easements when located within the property.

Topography.

Topography of the entire property. Topography for areas located beyond the property may be required by the Township when necessary to evaluate the development.

Two-foot contours shall be provided.

A benchmark shall be identified and located within or immediately adjacent to the property. Benchmark datum shall be based upon the NAD 1983 datum.

USGS plotting of topographic information may be used for subdivision plans that include no new streets, public improvements or stormwater management facilities. For these situations, a benchmark is not required.

[e]

Steep slope areas shall be specifically identified in categories of 15% to 25% and greater than 25%.

Soils. Delineation and description of the areas of various soil types. The soil data shall be based upon the latest edition of the Soil Survey or a soil survey of the property conducted by a qualified soil scientist.

Wetlands. Delineation with jurisdictional determination of the location and area in acres or square feet of lands with the characteristics of wetland, as defined by either the EPA, U.S. Army Corps of Engineers, DEP, or U.S. Conservation Service. Wetland areas are not limited to the locations delineated on wetland maps prepared by the U.S. Fish and Wildlife Service.

Streams and watercourses. Delineation of the location of perennial (permanent) and intermittent streams, rivers, brooks, creeks, channels, ponds, lakes, or other bodies of surface water. All watercourses shall be classified according to the DEP and Environmental Quality Board standards and this classification shall be indicated on the site plan. This delineation shall specify the classification of any stream on the Zoning Map and the required buffer.

Floodplain. Delineation of the location of land in the Floodplain Overlay District as established by Chapter 490, Zoning, and flood-prone areas. The latter areas shown on the plan shall be clearly labeled "Subject to Periodic Flooding."

Unique geologic features. Delineation of the location of areas containing unique geologic features and all major rock outcrops.

Hazardous geology. Delineation of the location of areas containing hazardous geologic features with the potential to create groundwater contamination, land subsidence and stormwater management problems. These areas shall include, but are not limited to, quarries, surface mines, sinkholes (individual or clusters) and undrained surface depressions.

[8]

Woodlands. Delineation of the location of lands containing living tree masses with a caliper of six inches or more at a height of four feet above grade, and the location of all woodland reservations on the Official Map. All areas of proposed alteration or disturbance to woodlands shall be accurately delineated and the quantity (acres or square feet) identified. The method of plotting and source of data shall be identified.

[9]

Natural habitat. Delineation of the location of natural habitat areas.

[10]

Historic sites. Delineation of the location of areas identified in the Comprehensive Plan.

[11]

Archaeological sites. Delineation of the location of areas identified in the Comprehensive Plan as areas of suspected archaeological significance and/or identified by the PHMC as containing a known or potential site of archaeological significance.

Man-made features. The location and size of the following man-made features as a minimum and any related right-of-way or easement when located within the property.

Streets, access drives, alleys, and driveways.

Public or community sanitary sewer facilities.

Public or community water supply facilities.

On-lot sanitary sewer facilities (located on lot or within 100 feet of the property).

On-lot water supply facilities (located on lot or within 100 feet of the property).

Fire hydrants.

Buildings.

[8]

Stormwater management facilities.

[9]

Electric, telephone and cable TV service lines.

[10]

Gas and oil transmission lines.

[11]

Railroad service lines.

[12]

Past and present sludge application sites.

[13]

Past and present underground storage tanks and areas used for commercial and/or industrial hazardous substances.

[14]

Cemetery and burial sites.

The proposed demolition of man-made features shall be noted on the plan.

Proposed features:

Complete description of the center line or right-of-way lines for all new streets. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc, and chord. The description shall not have an error of closure greater than one foot in 10,000. All roadway center lines shall be completely stationed and include curve data.

Lot line dimensions and lot areas for all proposed parcels. Along existing street rights-of-way, the existing deed lines shall be shown.

Lot numbers in consecutive order.

For all land development plans, the location and configuration of proposed buildings, parking compounds, streets, access drives, driveways, and all other significant facilities.

A statement on the plan indicating the proposed total number of lots, units of occupancy, density, minimum lot size, lot coverage, building coverage, types of sanitary sewage disposal, type of water supply, name of authority providing sanitary sewage disposal and water supply (if applicable), and proposed land use. The location of each land use if several types of uses are proposed. This statement shall also include the criteria needed to calculate off-street parking, lot coverage and other requirements of Chapter 490, Zoning.

In the case of a preliminary plan calling for the phased installation of improvements, a schedule shall be filed delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed.

Easements for utilities, access, stormwater facilities, etc.

(8)

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

(9)

Identification of buildings and other structures to be demolished. Additionally, the schedule for demolition shall be acknowledged on the plan.

(10)

Typical street cross-section for each proposed street and typical cross-section for any existing street which will be improved as part of the application. Each cross-section shall include the entire right-of-way width. Cross-sections for improvements to existing streets shall be provided for each fifty-foot station location.

(11)

Vertical and horizontal alignment on the same sheet for each proposed street, stormwater management facility, sanitary sewer (including manhole numbers), and water distribution system. All street profiles shall show at least the existing (natural) profile along the center line, proposed grade at the center line, and proposed vertical curve data for streets. All water distribution and sanitary sewer systems shall provide manhole locations, size and type of material. This information is not subject to recording with the Recorder of Deeds.

(12)

Proposed names for new streets, pavement markings and traffic control devices for streets, access drives and parking lots.

(13)

Location and material of all permanent monuments and lot line markers, including a note that all monuments and lot line markers are set or indicating when they will be set.

(14)

For all land development plans, a grading plan. The grading plan shall include contours showing finished grades and ground floor elevations. This information may be provided on separate sheets and is not subject to recording.

(15)

A statement on the plan indicating any proposed waivers, and all required special exceptions, conditional uses or variances. This statement must be revised, upon action on the request to acknowledge the outcome of the requested waiver prior to recordation of the plan.

(16)

Identification of any lands proposed to be dedicated or reserved for public, semi-public, or community use.

(17)

The location and results of all (approved and rejected) soil percolation and test pits for on-lot sanitary sewage disposal systems and replacement absorption areas.

Accompanying reports:

Natural and cultural features impact assessment. The Natural and Cultural Features Impact Assessment (NCFIA) is a series of reports on the natural and cultural features specified in § 430-17C(1) herein. The NCFIA includes three forms of information. First, a plan sheet, drawn to scale, with all of the natural and cultural features specified in § 430-17C(1) located. Second, an inventory or listing of the natural and cultural features specified in § 430-17C(1). Third, where applicable, an impact assessment for the issues specified in § 430-17E(1)(a) through (h). The impact assessment shall describe the extent to which the natural and cultural features will be affected by the development and the measures that will be taken to minimize any potential adverse impact on each of these features. The NCFIA shall be prepared by a qualified individual(s) who maintains on file with the Township a current copy of qualifications and, if applicable, compliance reports. The individual(s) shall have documented prior experience in research and rendering of the opinions/recommendations found in the report. The report shall include a signed statement acknowledging the individual(s) responsible for the data and the accuracy of the data (see Appendix 1 [1]). The NCFIA shall include the following when present on the property and, where applicable, shall conform to the design standards in Article VI:

[Amended 1-17-2008 by Ord. No. 2008-03]

Steep slopes. A steep slope report is required for all applications involving construction on lands that possess slopes exceeding 15%. Standards for boundary interpretation are provided in § 430-28. The steep slope report shall include the following:

A topographic map of the site that highlights the location of two levels of steep slope. One level of steep slope is 15% to 25%. The second level of steep slope is greater than 25%. Also reflected on this map shall be all existing and proposed site alterations and improvements (e.g., buildings, streets, access drives, driveways, parking compounds, utilities, etc.) that are located within the steep slope area.

In those instances where construction and/or modifications is proposed to the existing topography and vegetative cover within areas of 15% or greater slope, the application shall include a detailed description of the methods that are being used to:

Assure structural safety.

Protect and preserve on-site and off-site valuable natural wildlife, plant habitats, and water quality.

Protect steep slopes on adjoining properties.

Comply with requirements of the Restricted Development Overlay District.

In those instances where construction and/or modifications to the existing topography and vegetative cover in areas of 25% or greater slopes, the application shall include a steep slope report. The steep slope report shall be prepared by a registered professional engineer with expertise in soil, geology and construction. The report at a minimum shall include:

The type, location and characteristics of the surface and subsurface soils for load bearing, stability and compaction.

The type, location and characteristics of bedrock and surface rock for load bearing, stability and compaction.

Depth to seasonal high water table and its impact on construction.

Wetlands.

All properties that have watercourses, some evidence of wetlands, or soils with hydric inclusions shall have a wetland study. The Township may require jurisdictional determination by the U.S. Army Corps of Engineers. The wetland study shall be dated and include the name of the firm and individual responsible for preparing the Study. Design standards for wetland areas are included in § 430-30.

The wetland study shall identify the location of existing wetland as determined by the standards of either the EPA, U.S. Army Corps of Engineers, DEP, or the U.S. Natural Resources Service. Wetland areas are not limited to those areas delineated on wetland maps prepared by the U.S. Fish and Wildlife Service.

When applicable, verification that the applicant has obtained all required permits pertaining to wetlands.

(c)

Groundwater supply.

A complete groundwater supply report is required for all nonagricultural uses that are not served by an existing public utility when any of the following are present:

A residential use of greater than 10 units, single or cumulative on a parent tract as it existed on September 5, 1996.

A nonresidential use with a groundwater demand (single or cumulative) greater than 4,000 gallons per day.

Located within an area designated as an environmental cleanup site.

Located within an area with documented water quality or quantity problems, including pollutants in excess of federal safe drinking water standards.

[e]

Located within an existing or former sludge application site.

[f]

Located within 1/4 mile of an area of documented water quality or quantity problems.

[g]

The groundwater supply report shall be prepared by an engineer with expertise in hydrology, soils and geology. The report shall consist of an aquifer test and water quality test. The report shall conform with the following:

Aquifer test objectives. The objectives of an aquifer test shall be:

To obtain sufficient data for the calculation of aquifer performance, including the coefficients of transmissibility and storage, permeability and specific yield.

To determine the location and character of geologic boundaries.

To ascertain the effects of well interference.

To provide a guide in the spacing of wells for the development of a well field.

Aquifer test standards. The aquifer test shall establish that the yield of the proposed well is sustainable on the subject property after development, during drought conditions (precipitation at 40% below normal) and will not lower below safe levels the groundwater supply that is available to adjacent properties.

Water quality test. The water quality test shall be conducted by a DEP certified laboratory. All laboratories shall maintain on file with the Township a current copy of their qualifications and compliance reports. All reports shall include the name of the individual performing the test, procedures used for sampling, time and date of sampling and the location of the place where the sample was made. The water quality standards shall meet the minimum public health drinking water standards as set forth in the current National Safe Drinking Water Regulations of the EPA or be treatable to attain said standards of quality.

[iv]

Criteria for requesting a waiver of the groundwater supply report. A proposed development which intends to request a waiver of the groundwater supply report shall meet one or more of the following criteria:

The proposed project is located 1/4 mile or less in the same geologic unit from a previous aquifer test within the past two years, and the previous test showed transmissibility "T" values greater than 1,000 and water quality that meets the minimum public health drinking water standards, as described in § 430-17E(1)(c)[1][c].

The proposed project has had two aquifer tests on different sides of the proposed project within 1/2 mile in the same geologic unit within the past two years, with "'T" values greater than 1,000 and water quality that meets the minimum public health drinking water standards, as described in § 430-17E(1)(c)[1][c].

If the documented water problem relates to quality and not quantity, then the aquifer test may be exempted. However, a water quality test must be conducted.

A hydrogeologic report or study will be required by another permitting agency, which would provide similar information to that required.

[E]

Existing well logs for the vicinity demonstrates, in the opinion of a qualified geologist, the probability of adequate water supply and water quality that meets the minimum public health drinking standards, as described in § 430-17E(1)(c)[1][c].

A well test and report by the well driller is required for all nonagricultural uses that are not served by an existing public utility when any of the following are present:

Located within an area that is underlain by serpentine, schistostic or carbonate rock (limestone and/or dolomite) geologic formations. The location of and type of geologic formations underlying the proposed development shall be described in the groundwater supply report together with the information source used to identify these locations.

Located within Region II of the Hellam Township Act 537 Plan.

Located within one mile of sinkholes (individual and clusters), quarries, surface mines, ghost lakes or drainage rapidly entering the ground by other means.

The well test shall demonstrate that water quality meets the minimum public health drinking water standards, as described in § 430-17E(1)(c)[1][c].

The well test shall demonstrate that adequate water supplies for the proposed use will be available.

(d)

Geological features. A geological report is required for all applications involving construction within 500 feet of unique geologic features, as described in the Official Map. The report shall describe the methods used to protect the unique geologic features and the construction techniques used to assure that the property can safely accommodate the proposed use.

(e)

Woodlands.

[Amended 1-17-2008 by Ord. No. 2008-03]

All applications involving lands containing specimen trees and/or live tree masses with a caliper of six inches or more at a height of 4 1/2 feet (diameter at breast height) above grade as delineated on the existing features map {§ 430-17C(1)(a)[8]} and/or located in the Continuous Canopy Woodland Corridor Reservation or in the Restricted Development Overlay delineated on the Official Map of Hellam Township shall file a woodland report (§ 430-17E, woodland reports requirements).

[Amended 12-6-2012 by Ord. No. 2012-06]

The total area of woodlands in acres or square feet shown on the existing features map shall be given in the report.

The amount of proposed alterations to the woodlands, as shown on the proposed features map(s), shall be accurately delineated in acres or square feet, and the percent disturbed area shall be calculated and provided in the report. The method of calculation of this percentage shall also be shown. The altered or disturbed area shall include but is not limited to all proposed building sites, parking compounds, streets, access drives, driveways, stormwater retention basins and all other significant facilities.

If the amount of woodland disturbed is shown to be less than 20%, no further information is required for the report.

If the amount of woodlands to be altered is shown to be greater than 20%, the woodland report shall describe the means by which the development will have the least impact on the biological and hydrological functions and biodiversity of the woodlands.

Any proposal for acquisition for preservation of the woodlands, whether in fee simple, conservation easement or otherwise, shall be identified and described in detail.

Editor's Note: Appendix 1 is included at the end of this chapter.

Man-made features impact assessment. The man-made features impact assessment (MFIA) is a series of reports on man-made features that impact development and the measures taken to minimize any adverse impact on each of the features. The report shall include a signed statement acknowledging the individual(s) responsible for the data and the accuracy of the data (see Appendix 1 [2]). The MFIA shall include the following when present on the property or proposed with the development.

Anticipated future development plan. A plan shall be submitted for proposals that include provisions for the future extension of streets, alleys, walks, greenways, access drives, utilities, or other public facilities. The plan shall be drawn to the standards of a sketch plan as specified in § 430-16.

Sanitary sewer. When required by the Sewage Facilities Act,[3] a sewer facilities plan revision (plan revision module for land development), or supplement must be complete and submitted to DEP.

Editor's Note: See 35 P.S. § 750.1 et seq.

(c)

Water supply. A report on the type, size and location of the proposed water supply system. This data includes but is not limited to the collection, treatment, storage and distribution of the potable water from the source to the consumer.

(d)

Stormwater management.

Stormwater management plans shall be submitted for all proposals. Proposals that include only the subdivision of land with no on-site or off-site improvements shall provide guidelines for lot grading. This information shall identify the direction of stormwater flow within each lot and the areas where stormwater runoff will be concentrated. The information may be shown by flow arrows and plan notes or topography.

Proposals that require approval under Chapter 415, Stormwater Management, shall have a stormwater management study performed in accordance with the Township ordinance. Approval of the proposal will be conditioned upon compliance with Chapter 415, Stormwater Management.

(e)

Sludge application site. A report on the location, permit number, date, and name of permittee for all past and present sludge application sites on the property.

(f)

Storage and/or disposal of hazardous substance. A report on the location, permit number, date, and name of permittee for all past and present underground storage tanks and property uses for surface/subsurface storage of commercial or industrial hazardous substances. All reports shall be certified by statement and signature of the preparer (see Appendix 1 [4]) as to the accuracy.

Editor's Note: Appendix 1 is included at the end of this chapter.

(g)

Traffic impact.

A traffic impact report shall be submitted for all residential applications that exceed 25 lots or units and all nonresidential applications that exceed 50 parking and/or loading spaces, whether initially or cumulatively or when the following conditions exist:

Current traffic problems exist in the local area (e.g., high accident location, confusing intersection, congested intersection); or

The capability of the existing road system to handle increased traffic is questionable.

The traffic impact report shall conform to the following:

Area of traffic impact study. The traffic impact study area shall be based on the characteristics of the surrounding area. The streets and 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 Township Engineer and the traffic engineer preparing the study and shall include the nearest arterial street, whether or not such street is within the Township. The Board of Supervisors shall resolve any disputes between the Township Engineer and the traffic engineer.

Preparation by transportation engineer required. Traffic impact studies shall be prepared under the supervision of qualified and experienced transportation engineers.

Horizon year. The traffic projections shall be prepared for both the anticipated opening year of the development, assuming full buildout and occupancy and 10 years from opening year. The ten-year projection shall be referred to as the horizon year in the remainder of this chapter.

Non-site traffic estimates. Estimates of non-site traffic shall be made, and will consist of through traffic and traffic generated by all other developments within the study area for which preliminary or final plans have been approved. Future non-site traffic may be estimated using any one of the following three methods: "build-up" technique, area transportation plan data or modeled volumes, and trends or growth rates. The Township Engineer shall approve the method of estimating future non-site traffic. Existing traffic flow shall be based upon actual traffic counts adjusted for seasonal change using the annual average daily traffic counts maintained by PennDOT. The sources used to obtain supporting data should be stated in the study.

[e]

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 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. The Township Engineer shall approve the methodology of any local study. All sources must be referenced in the study.

[f]

Consideration of pass-by 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. The study may also use the ITE Recommended Practices and Procedures (March 2001) to calculate pass-by trips.

[g]

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

[h]

Explanations required. The reasoning and data used in developing a trip generation rate for special/unusual generators must be justified and explained in the report. The Township Engineer must approve all reasoning and data collection used for special/unusual generators.

Definition of influence area.

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. The influence area should be shown in graphic form. The Township Engineer shall approve the analysis and supporting data used to determine the boundaries of the influence area.

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.

[j]

Estimates of trip distribution required.

Trip distribution can be estimated using any one of the following three methods:

Analogy.

Trip distribution model.

Surrogate data.

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 (for example, residential and retail phases on the same site). Consideration must also be given to whether inbound and outbound trips will have similar distributions.

[k]

Trip assignments.

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.

If a thorough analysis is required to account for pass-by trips, the following procedures should be used:

Determine the percentage of pass-by trips in the total trips generated.

Estimate a trip distribution for the pass-by trips.

Perform two separate trip assignments, based on the new and pass-by trip distributions.

Combine the pass-by and new trip assignment.

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.

[l]

Total traffic impacts. Traffic estimates for any site with current traffic activity must reflect not only new traffic associated with the site's development, but also the trips subtracted from the traffic stream because of the removal of a land use and the justification for subtracting any trips. Subtraction of trips shall be based on the ITE Trip Generation Manual. The ultimate development potential of adjacent lands shall be analyzed together with the traffic for the project site. The Traffic Impact Study report should clearly depict the total traffic estimate and its components.

[m]

Capacity analysis.

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. Other locations may be deemed appropriate depending on the situation.

The level of service analysis procedures detailed in the most recent edition of the Highway Capacity Manual and accompanying computer software (Highway Capacity Software) 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.

[n]

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 the goals of the traffic impact study. The goals of the traffic impact study are to:

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

Minimize the impact of the project upon non-site trips;

Not allow the levels of service at intersections currently rated A or B to be worse than C; and

[iv]

Not reduce the current levels of service at intersections with ratings of C or lower.

[o]

Documentation required. A traffic impact study report shall be prepared to document the purpose, procedures, findings, conclusions, and recommendations of the study.

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

Statement of purpose and objectives.

Description of the site and study area.

Existing conditions in the area of the development, including current traffic counts for all streets and intersections identified for inclusion in the study.

Recorded or approved nearby development. Details of adjacent lands should be provided if the developer will stub or extend streets into adjacent lands.

[E]

Trip generation and trip distribution.

[F]

Projected future traffic volumes, including build and no-build scenarios for all study intersections.

[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]

Examination of the transit potential within the influence area with input from the York County Transportation Authority.

[J]

A safety study which includes an accident/crash inventory and rate analysis.

[K]

Identification of all transportation improvements approved on the current York Area Metropolitan Planning Organization Transportation Improvement Program.

[L]

A signal warrant study, prepared in accordance with PennDOT standards and using the Manual of Uniform Traffic Control Devices warrants to determine signal need.

[M]

A queue length study. The Township Engineer shall approve the methodology of the queue length study.

[N]

Recommended funding scenarios for each improvement. The study shall specify all improvements the developer shall fund and shall specify the source of funding for any other recommended improvement.

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.

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. The recommendation shall be within the study horizon. If the recommended project must be coordinated with another project, the study shall provide details how such coordination will be provided.

[iv]

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

[v]

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

[vi]

The report documentation outlined above provides a framework for site traffic access/impact study reports. 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. The Township may grant a waiver, in whole or in part, of the requirement for a traffic impact study report or any of the requirements and standards. In considering any waiver or modification, the Board of Supervisors may consider, at its discretion, such factors as the location of the subject property, its proximity to intersections and major roadways, the size and density of the proposed subdivision or land development, the number and location of proposed accesses to the subject property and the nature of the use proposed. Any request for a waiver shall be in writing and shall accompany the preliminary plan application.

(h)

Public facilities and services. All applications for 50 or more dwelling units/residential lots in whole or in part, or nonresidential uses that require greater than 50 parking spaces shall include the following reports prepared by a qualified professional. The applicant shall provide evidence that a copy of the report was also forwarded to the service agency.

Fire protection. A description of the effect of the proposed use on the delivery of fire protection. This description shall describe the adequacy/inadequacy of existing facilities and services to accommodate the proposed use, and any suggestions that might enhance fire protection service to the proposed use.

Police protection. A description of the effect of the proposed use on the delivery of police protection. This description shall describe the adequacy/inadequacy of existing facilities and services to accommodate the proposed use, and any suggestions that might enhance police protection to the proposed use.

Emergency services. A description of the effect of the proposed use on the delivery of ambulance service. This description shall describe the adequacy/inadequacy of existing facilities and services to accommodate the proposed use, and any suggestions that might enhance ambulance service.

Education. A description of the effect of the proposed use on the delivery of public education. This description shall describe the adequacy/inadequacy of existing or proposed facilities and services to accommodate the proposed use. In addition, the report shall list any suggestions that could enhance the delivery of public education to residents of the proposed use.

(i)

Park and recreation. A park and recreation report is required for residential developments of 50 or more units. Said report shall be prepared by a certified leisure professional (CLP) or other qualified professional with the following minimum considerations:

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

A description of those existing public recreation facilities located within a 1/2 mile radius of the site.

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

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

A description of any recreation facilities to be provided by the developer.

A description of responsibility for maintenance of any recreational facilities to be provided by the developer.

A description of accessibility of the proposed facilities to general Township residents.

[8]

A description of any contributions that the developer plans to make for Township recreation to compensate for expected impacts.

[9]

Source of standards used in the data presented.

Editor's Note: Appendix 1 is included as an attachment to this chapter.

Certifications and notifications:

Where the land included in the subject application has an electric, telecommunication or telephone transmission line, a gas pipeline, or a petroleum or petroleum products transmission line located within the property, the application shall be accompanied by a copy of the right-of-way agreement or a letter from the owner or lessee of such right-of-way stating any conditions on the use of the land and the minimum building setback and/or right-of-way lines. This requirement may also be satisfied by submitting a copy of the recorded agreement.

A statement on the plan by the individual responsible for the data to the effect that the survey, plan and/or other general data are correct (see Appendix 1 [5]). This statement must be placed on both plans and reports.

Editor's Note: Appendix 1 is included at the end of this chapter.

A statement acknowledging that the subdivision or land development shown on the plan is presented with the consent of the landowner.

A statement on the Plan that a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428),[6] as amended, before any improvements are initiated within a state highway, or a street, access drive, or driveway intersection to a state highway is permitted.

Editor's Note: See 36 P.S. § 670-101 et seq.

A completed application signed by the landowner.

A statement on the plan acknowledging Township action (see Appendixes 3 and 4[7]).

Editor's Note: Appendixes 3 and 4 are included at the end of this chapter.

An application requesting the review by the York County Conservation District, and the required design data for review by the District.

Filing fee. The preliminary plan shall be accompanied by a check or money order drawn to Hellam Township in an amount specified on the fee schedule adopted by resolution of the Board of Supervisors. No application is complete without the required filing fee.

Final plans shall be prepared by an engineer, surveyor and/or landscape architect. Metes and bounds descriptions shall be prepared by surveyors, and designs which entail engineering shall be prepared by engineers with appropriate expertise. All surveys shall be tied into the North American Datum 1983 Pennsylvania State Plan Coordinates and performed to the third order control standards as set forth by the Federal Geodetic Control Committee, as specified by the National Geodetic Survey. The Township will provide the coordinates and scale factor/grid factor of the permanent monumentation established in the Township. All plans must establish new monuments if they cannot tie into an existing monumented coordinates. All new subdivisions and land developments' coordinates and monuments will be subject to verification of accuracy. Approval will be granted after the coordinates accuracy is verified and after all other requirements are fulfilled. The final plan shall show, be accompanied by, or be prepared in accordance with the following:

Drafting standard. The same standards are required for a final plan as specified for a preliminary plan.

Location and identification. The same standards are required for a final plan as specified for a preliminary plan.

Existing features. The same standards are required for a final plan as specified for a preliminary plan.

Proposed features. In addition to the following data, the same standards are required for a final plan as specified for a preliminary plan.

Complete description of the center line and right-of-way line for all new and existing streets. This description shall include distances and bearings with curve segments comprised of radius, tangent, arc, and chord.

Complete description of all lot lines, with accurate bearings and distances, and lot areas for all parcels. Curve segments shall be comprised of arc, chord, bearing and distance. Along existing street rights-of-way, the description may utilize the existing deed lines or road center lines. Along all proposed street rights-of-way, the description shall be prepared to the right-of-way lines.

Locational dimensions for easements with sufficient detail to provide easy on-site location. Easements which do not follow property lines shall be located by a metes-and-bounds description.

Reports. The same standards are required for a final plan as specified for preliminary plan. If the reports were submitted with the preliminary plan and the contents are unchanged, they may be submitted by reference as opposed to full text submission.

Well report. All applications that propose an individual well or a community groundwater system shall include a report on the actual function of each well. The well report shall include the data sheet and summary of test results, together with recommendations as to the suitability of the well or wells for the intended uses. The well report shall demonstrate compliance with the following requirements:

All proposed wells shall be drilled and well water yields tested and evaluated by a qualified water well driller, geologist or professional engineer. A well water yield test shall be conducted for a minimum of one hour at a fixed rate of water removal of three gallons per minute for each unit of occupancy. It is recommended, but not required, that a pump be installed to measure well water yield, because of its greater accuracy over bailing methods. It is further recommended, but not required, that well water yield not be measured until 24 to 48 hours after drilling and any installation of a pump, to allow the water level to recover and to ensure greater accuracy in reported well water yields. A data sheet shall be prepared showing the following for each pumped well:

The date;

Clock time;

Elapsed time since water removal started/stopped;

Depth to water below land surface before and after water removal;

Drawdown or recovery in feet and inches; and

Specific capacity of the well.

A water quality sample shall be drawn to the standards of, and be conducted concurrently with, the well water field test by a DEP-certified commercial laboratory. All reports shall include the name of the individual performing the test, procedures used for sampling, time and date of sampling and the location from which the sample was taken. Such test shall demonstrate that the quality of the water tested either meets the EPA Safe Drinking Water Act standards, or is capable of being treated to attain such standards, in which case approval shall be conditioned on receipt of such treatment;

(c)

All wells shall be shown to be capable of supplying potable water at a minimum rate of 400 gallons per day per unit of occupancy at a demand rate of not fewer than three gallons per minute for one hour, either with or without the use of a storage system; and

(d)

If a storage system is needed to meet the above minimum requirements, the report and final plan shall note the recommended capacity of such storage system together with well water yield and well water quality results on any subdivision or land development plan.

Subsurface septic system report. When sanitary sewage disposal is provided by a subsurface septic system, a report from the Township Sewage Enforcement Officer shall be filed on the adequacy of each lot to provide an area for the sewage disposal system and a replacement system. Such determination shall be based upon each area's compliance with the prevailing standards of the DEP for the proposed disposal system and alternate absorption area.

Certification, documentation and notification. In addition to the following data, the same standards are required for a final plan as specified for preliminary plan.

A statement on the plan acknowledging final plan approval (see Appendix 5 [1]). This statement must be placed on each sheet which is subject to recording with the Recorder of Deeds.

Editor's Note: Appendix 5 is included at the end of this chapter.

A statement on the plan acknowledging plan review by the Township Planning Commission (see Appendix 3 [2]). This statement must be placed on each sheet which is subject to recording with the Recorder of Deeds.

Editor's Note: Appendix 3 is included at the end of this chapter.

A notice from the DEP that a sewer facilities plan revision or supplement has been approved, or notice that a plan revision or supplement is not necessary.

A notarized statement on the plan signed by the landowner, duly acknowledged before an officer authorized to take acknowledgment of deeds, to the effect that the subdivision or land development shown on the plan is the act and the deed of the owner, that all those signing are all the owners of the property shown on the survey and plan, and that they desire the same to be recorded (see Appendix 2 [3]). This must be dated following the last change or revision to said plan.

Editor's Note: Appendix 2 is included at the end of this chapter.

A statement on the plan of dedication of streets and other public property as well as area that is not to be offered for dedication (see Appendix 2 [4]).

Editor's Note: Appendix 2 is included at the end of this chapter.

Such written notices of approval as required by this chapter, including written notices approving the street name, encroachments along state routes, water supply systems, sanitary sewage systems, and stormwater runoff to adjacent properties.