Township of West Manheim, PA
York County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents

§ 235-32 Sketch plan.

A. 
Submission.
(1) 
Applicants shall submit sketch plans in accordance with §§ 235-6 and 235-9.
(2) 
Prospective developers should consult with the Pennsylvania Department of Environmental Protection (PA DEP) concerning wetlands, soil suitability when on-site sewage disposal facilities are proposed, and other issues which may be permitted by DEP. Prospective developers should also consult with a representative from the York County Conservation District concerning erosion and sediment control and the effect of geologic conditions on the proposed development. At the same time, developers should consult the FEMA Floodplain Maps as to whether or not any flood hazards either exist or will be created as a result of the subdivision or land development.
(3) 
The submission and review of a sketch plan shall not constitute formal filing of a plan with the Township.
B. 
Requirements.
(1) 
A land development sketch plan need not be drawn to scale nor provide precise dimensions.
(2) 
The sketch plan should be submitted to the Township staff and should show the following information:
(a) 
Name and address of landowner and applicant, name of municipality, title, North arrow and date.
(b) 
Tract boundaries with approximate dimensions.
(c) 
Location map showing the relationship of the land development to the surrounding area and community.
(d) 
Topography, swales, major tree stands, streams, floodplains, wetlands, and other significant existing site features.
(e) 
Number of acres in tract, average lot size, approximate number of lots, and anticipated type of development and/or uses contemplated.
(f) 
Existing and proposed streets, highways, rights-of-way, type of water supply and sanitary sewer disposal, and landscaping.
(g) 
Proposed lot layout.
(h) 
Approximate location of existing utilities which could provide service to the development.
(i) 
All public reservations such as schools, parks, etc.
(j) 
Existing parcel numbers.

§ 235-33 Preliminary plan.

A. 
Requirements.
(1) 
Plan submission. The preliminary plans, supporting documentation, and reports shall be prepared in accordance with §§ 235-10 through 235-13. When revised submissions are made, only eight sets of plans and two sets of supporting documentation and reports shall be submitted to the Township staff. Revised submissions must be made at least 10 working days prior to the scheduled meeting at which the plan is to be reviewed by the Township Planning Commission or Board of Supervisors.
(2) 
Drafting standard.
(a) 
The plan shall be neatly organized and legibly presented at a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, or 100 feet to the inch.
(b) 
Dimensions for the entire property boundary shall be in feet and decimals and all bearings shall be in degrees, minutes, and seconds read in a clockwise direction. The description shall be based upon a field survey and have an error of closure not greater than one foot in 10,000 feet. On parcels larger than 50 acres, any property line used to create or modify lots shall be based upon an actual field survey.
(c) 
The sheet size shall be a minimum of 24 inches by 36 inches. If a plan is prepared in more than one section, a key map showing the location of the various sections shall be placed on each sheet. If more than one sheet is required, each sheet shall be numbered to show the relationship to the total number of sheets and a sheet layout index shall be provided.
(d) 
All profile sheets shall include both horizontal and vertical alignments on the same sheet with vertical scale of one inch equals five feet and a horizontal scale consistent with the subdivision or land development plan as submitted.
(e) 
All submissions shall include an existing features sheet relating the existing features on the site to the existing property line.
(f) 
When any lot consolidation or reverse subdivision is proposed, a separate plan sheet shall be required.
(g) 
Where the subject site is greater than 10 acres, a key map at a scale not smaller than 400 feet to the inch, showing the entire tract, its topography at contour intervals of at least 20 feet, its man-made and natural features, and the proposed street layout for the entire tract; abutting streets and names of abutting property owners; and the portion of the tract should be included in the preliminary plan submission. Otherwise, the plan shall be prepared to the standards listed above.
(3) 
Plan identification. The following information shall be shown on all plans.
(a) 
The designation "Preliminary Subdivision Plan" or "Preliminary Land Development Plan."
(b) 
The proposed project name or identifying title.
(c) 
The municipality or municipalities in which the land is located.
(d) 
The date(s) of submission and any revisions of the plans.
(e) 
The name and address of the owner, equitable owner, developer, and firm that prepared the plans, as applicable.
(f) 
The deed book and reference number for the property as shown in the office of the York County Recorder of Deeds. The Tax Map and lot number assigned to the property by the York County Tax Assessment Office.
(g) 
The applicant shall fully investigate and reference on the plans any previous subdivisions which have occurred on the parcel. They shall indicate on the plan any prior notes, easements, rights-of-way, restrictions, etc., that may impact the current proposal. This shall also include any previous or proposed parcel numbers and UPI numbers.
(h) 
The names and associated plan of record references of all immediately adjacent property owners.
(4) 
Plan location. The following information shall be shown on all plans.
(a) 
A location map drawn to a scale of not more than one inch equals 2,000 feet relating the property to at least two intersections of existing public roads. Clearly label all neighboring roadways, bodies of water, and municipal boundary lines.
(b) 
The location and description of existing and proposed lot line markers and monuments along the perimeter of the entire existing property. All property corner monumentation shall be labeled as "found," "set," or "to be set."
(c) 
A North point (oriented to the top of the plan sheet, if practical), a graphic scale, a written scale, the plan date (including month, day, and year) and the date of all plan revisions.
(d) 
A bench mark shall be established within or immediately adjacent to the property. When within 2,000 feet of a Township GPS monument, such monument shall be used as the bench mark. When not available, the bench mark datum shall be based upon the United States Geological Survey (USGS) datum.
(e) 
Existing and proposed contours of the site at a vertical interval of two feet for sites with an average slope of 10% or less and at a vertical interval of five feet for sites with average slopes exceeding 10%.
(f) 
Any of the following located on or within 400 feet of the development area or as listed, when having an impact on the development:
[1] 
The names of all streets, access drives, alleys, and driveways. Label and dimension right-of-way width and cartway width.
[2] 
The width of all easements and rights-of-way, including those for access, stormwater management, and utilities.
[3] 
Buildings and other structures.
[4] 
All public or community sanitary sewer and water supply facilities within 1,000 feet, including type and size.
[5] 
All on-lot sanitary sewers, wells and other water supply facilities within 1,000 feet.
[6] 
Stormwater management and conveyance facilities including existing seepage beds.
[7] 
Overhead and underground utility lines including gas and oil transmission lines.
[8] 
Underground storage tanks.
[9] 
Fire hydrants within 1,000 feet.
(5) 
Existing features.
(a) 
The gross and net acreage of the existing and proposed parcels shall be provided in table form.
(b) 
The zoning district and boundary lines for the subject property and the surrounding land.
(c) 
The soil boundaries and types shall be shown on the plans along with a table identifying the soil type, average slope, degree of erosion for each soil, and accompanying data relating to suitability for construction (and, in unsewered areas, the suitability for septic systems). All soil data shall be based upon the most recent version of the York County Soil Survey or an actual soil survey of the property by a qualified soil scientist.
(d) 
The location of all wetlands (as delineated by a qualified professional), all streams and watercourses, any springs and water sources, wooded areas, rock outcropping (greater than five feet in diameter), historic sites (as requested by the West Manheim Township Board of Supervisors and as listed with Historic York, Inc.), any areas of archeological significance (as identified by the Pennsylvania Historical and Museum Commission), or any significant natural and/or historical features listed in the most recent version of the Comprehensive Plan.
(e) 
Any floodplains, as delineated by the Federal Emergency Management Agency on the Flood Insurance Rate Maps, shall be clearly shown on the plans. All such floodplains shall be clearly labeled "one-hundred-year floodplain." All development in or adjacent to any floodplain shall be designed in accordance with the West Manheim Township Code.
(f) 
Vegetation cover conditions on the property according to the general type, including cultivated land, permanent grassland, meadow, pasture, old field, hedgerow, woodland and wetland, trees with a caliper in excess of 15 inches, and the actual canopy line of existing trees and woodlands. Vegetative types shall be described by plant community, relative age and condition.
(g) 
Ridgelines and watershed boundaries shall be identified.
(h) 
Geologic formations on the proposed development parcel, including rock outcroppings, cliffs, sinkholes, and fault lines, based on available published information or more detailed data obtained by the applicant.
(6) 
Proposed features.
(a) 
The layout of the proposed lots.
(b) 
The location and configuration of all proposed buildings and structures, parking compounds, streets, access drives, driveways, curbs, sidewalks, street trees, signs, lighting, and trash collection areas, as applicable.
(c) 
The following shall be provided in a site data table:
[1] 
The total number of lots proposed, total number of units proposed, lot density, minimum lot size allowed and proposed, maximum lot size allowed and proposed, minimum lot width allowed and proposed, maximum lot coverage allowed and proposed maximum building coverage allowed and proposed maximum building height, and any other information as required by the Township.
[2] 
Additionally, a statement showing the criteria used to calculate the required off-street parking, lot coverage, and other zoning data as required by Chapter 270, Zoning.
[3] 
The proposed land use as defined by Chapter 270, Zoning. If multiple land uses are proposed, the location of each land use shall be shown on the plans.
[4] 
The proposed types of sanitary sewage disposal and water supply (including the name of the authorities providing sewer and water).
(d) 
Building setback lines with distances from the property and street right-of-way. For rectangular lots, a typical example may be used to dimension front, side and rear yard setbacks. For irregularly shaped lots, however, all setback lines shall be shown and dimensioned.
(e) 
Complete description of the center line for all new streets and alleys, including distances and bearings with curve segments comprised of radius, tangent, arc and chord.
(f) 
Typical cross sections, names, center-line profiles, and widths of rights-of-way and alleys shall be noted in the site data.
(g) 
Vertical and horizontal alignment for each proposed street. All profiles shall show the existing (natural) profile along the center line, proposed grade at the center line, and length and design criteria of all proposed vertical curves for streets.
(h) 
Clear sight triangles at street intersections as set forth in § 235-46E(6) and at access drives, and driveways as set forth in § 235-51F of this chapter.
(i) 
Safe sight stopping distance at street intersections as set forth in § 235-46E(7) and at access drives and driveways as set forth in § 235-51E of this chapter.
(j) 
Vertical and horizontal alignment for each proposed sanitary sewer facility, water distribution system, and stormwater management facility. All sanitary sewer and water distribution systems shall provide manhole locations and numbers (based on the Township numbering system), locations of all service connections, rim and invert elevations, and size, type, and slope of piping.
(k) 
When on-lot water supply is proposed, the approximate location of all well sites shall be shown. The required isolation distance of 100 feet for proposed wells from on-lot sewage disposal systems shall be shown on the plans.
(l) 
When an on-lot sewer system is proposed, the location of the sewer system and the replacement sewer system shall be shown on the plans. This shall include all passing and failing perc and probe locations and slope across all perc locations.
(m) 
For all land development plans, a grading plan shall be provided which shows the finished grades, ground floor elevations, and basement floor elevations.
(n) 
Parcels of land intended to be dedicated or reserved for public, semipublic, or community use.
(o) 
The location and width of any easements and/or rights-of-way proposed with the plan.
(p) 
A landscaping plan in accordance with § 235-64 and the location of all screens and/or buffers.
(q) 
If construction is to occur in phases, a plan showing the progression of phases, how each phase is related to completed and future phases, and a time line indicating when each phase is to be commenced and completed.
(r) 
Such supporting documentation as required by § 235-12.
(7) 
Certification and notification.
(a) 
A statement on the plan by the professional, registered by the Commonwealth of Pennsylvania, qualified to perform such duties, responsible for the development of the plan, that the survey, plan, and accompanying reports are correct. This statement shall appear on the plans and all accompanying reports and shall include the signature and seal of the professional. See Appendix No. 2 for the required wording.[1]
[1]
Editor's Note: Appendix No. 2 is on file in the Township offices.
(b) 
A notarized statement acknowledging that the subdivision and/or land development shown on the plan is presented with the consent of the landowner. See Appendix No. 3 for the required wording.[2]
[2]
Editor's Note: Appendix No. 3 is on file in the Township offices.
(c) 
Signature blocks for the West Manheim Township Board of Supervisors, Planning Commission, and the Township Engineer. See Appendix No. 4 for the required wording.[3]
[3]
Editor's Note: Appendix No. 4 is on file in the Township offices.
(d) 
A signature block for the York County Planning Commission and a space for the York County Recorder of Deeds information.
(e) 
A statement on the plan identifying any existing or proposed waivers, variances, special exceptions, conditional uses, and/or existing nonconformities.
[1] 
The action taken by the Board of Supervisors, the date the action was taken, and any conditions on approval of waivers, and/or conditional uses.
[2] 
The action taken by the Zoning Hearing Board, the date the action was taken, and any conditions on approval of variances and/or special exceptions.
(f) 
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 condition on the use of the land and the minimum building setback and/or right-of-way lines. A copy of the recorded agreement may be provided to satisfy this requirement.
(g) 
The proper notification of the Pennsylvania One Call system along with the wording required by Act 187, as amended,[4] the date the notification was made, the name of the individual making the notification, and the serial number given to the project by the One Call system.
[4]
Editor's Note: See 73 P.S. § 176 et seq.
B. 
Supporting documentation. The following documentation shall be provided in accordance with applicable provisions:
(1) 
A feasibility report for sewer and water supply and facilities for the proposed land development as described in § 235-35, along with the recommendations of the local office of the PA DEP.
(2) 
A hydrogeologic and groundwater assessment report in accordance with § 235-36 of this chapter.
(3) 
A planning module for land development in accordance with the requirements of the PA DEP.
(4) 
An approved erosion and sedimentation control plan in accordance with § 235-37 of this chapter.
(5) 
In the event that the plans propose an extension of service into the project by any authority, utility, or jurisdiction other than the Township, a statement from the applicable authority, utility, or jurisdiction regarding the adequacy of such extension shall be submitted.
(6) 
A copy of previous subdivision or land development plans, and deed restrictions for the property currently proposed for development.
(7) 
A traffic impact study in accordance with § 235-39.
(8) 
An environmental impact assessment report in accordance with § 235-40.
(9) 
A wetland study in accordance with the requirements of the United States Army Corps of Engineers and the PA DEP.
(10) 
A stormwater management plan in accordance with Chapter 221, Stormwater Management.
(11) 
A floodplain analysis in accordance with the West Manheim Township Code.

§ 235-34 Final plan.

A. 
Requirements.
(1) 
Plan submission.
(a) 
The final plans, supporting documentation, and reports shall be prepared in accordance with §§ 235-10, 235-11, 235-18 and 235-19. When revised submissions are made, only eight sets of plans and two sets of supporting documentation and reports shall be submitted to the Township staff. Revised submissions must be made at least 10 working days prior to the scheduled meeting at which the plan is to be reviewed by the Township Planning Commission or Board of Supervisors.
(b) 
Final plans shall conform in all important details with the preliminary plans as previously approved, and any conditions specified in the approval of preliminary plans shall be incorporated in the final plans.
(2) 
Drafting standard. The same drafting standards are required for a final plan as specified for the preliminary plan in § 235-33A(2). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
(3) 
Plan identification. The following information shall be shown on all plans.
(a) 
The same plan identification standards are required for a final plan as specified for the preliminary plan in § 235-33A(3). The following requirements shall be adjusted per the final plan:
[1] 
The designation "Final Subdivision Plan" or "Final Land Development Plan."
(4) 
Plan location. The following information shall be shown on all plans:
(a) 
The same plan location standards are required for a final plan as specified for the preliminary plan in § 235-33A(4). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
(5) 
Existing features. The same existing features are required for a final plan as specified for the preliminary plan in § 235-33A(5). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
(6) 
Proposed features. The same proposed features are required for a final plan as specified for the preliminary plan in § 235-33A(6). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan. A summary table identifying the lot number, UPI number, addresses and lot area for all proposed lots shall be provided.
(7) 
Certification and notification. The same certification and notification are required for a final plan as specified for the preliminary plan in § 235-33A(7). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
B. 
Supporting documentation. The same documentation shall be submitted for a final plan as submitted for the preliminary plan in § 235-33B. The following requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan. The following documentation shall be provided in accordance with applicable provisions:
(1) 
Certification that the method of sewage disposal and water supply, if applicable, has been approved by the PA DEP.
(2) 
An approved erosion and sedimentation control plan in accordance with § 235-37 of this chapter.
(3) 
A copy of previous subdivision or land development plans, and deed restrictions for the property currently proposed for development.
(4) 
A copy of such private deed restrictions, as may be imposed upon the property as a condition of sale by the present owner.
(5) 
A copy of such community association documents, also known as "homeowners' association document" or a "condominium association document."
(6) 
Certificates from the Pennsylvania Public Utilities Commission and any other certificates as may be required by this chapter.
(7) 
Certification to the Township Engineer that the applicant has installed all improvements to the specifications of this chapter and any conditions attached by the Township Board of Supervisors. Otherwise, that the applicant has posted an improvement bond in an amount sufficient to assure completion of all required improvements; or in the case of a minor land development made sufficient, in lieu of improvements fee payment, in accordance with Article VI.
(8) 
A maintenance guarantee of all improvements in a form acceptable to the Township and in accordance with Article VI.
(9) 
All filing fees, recreation fees, and additional fees as may be required by this chapter.

§ 235-35 Feasibility report on sewer and water supply facilities.

A. 
The applicant shall submit a feasibility report on sewer and water supply and facilities in duplicate concerning the availability and adequacy of sewer and water facilities in or near a proposed land development. Said report shall be prepared by a professional engineer and be submitted at the time of the submission of the preliminary plan.
B. 
The feasibility report on sewer and water supply and facilities shall consist of an examination of possible connection to an existing sanitary sewerage system and water supply system. The study shall include the distance from the nearest public sanitary sewer and public water line and the capacity of the existing system(s) to accommodate the proposed land development.
C. 
Sewer facilities.
(1) 
If the proposed method of public sanitary sewer service is found to be feasible, formal application shall be made to the PA DEP and a permit obtained from the Bureau of Water Quality Management prior to construction of sewers and treatment facilities.
(2) 
The Board of Supervisors will approve the use of on-lot sewage disposal systems only when the Township SEO and the PA DEP certifies that both an initial location and a replacement location for the on-lot sewage disposal system are present on each lot and the feasibility report indicates:
(a) 
Connection to a public or community sewerage system is not possible due to the distance to the closest system or the capacity of the system.
(b) 
A nitrate study in accordance with PA DEP regulations shall be provided for every lot proposing the use of on-lot sewage disposal systems. The study shall be utilized to determine the minimum lot size required for the use of such system.
(c) 
The soil absorption areas are satisfactory for the type of system proposed.
(d) 
Such systems will not endanger groundwater supplies below the level of the absorption system.
(e) 
The replacement location shall be of a size and capacity to allow complete abandonment of the initial system in the event of failure.
(f) 
The replacement locations shall be accurately located on the plan, protected from traffic, and no filling or excavation shall be allowed within its boundary. A note should be added to the plan setting forth the aforementioned restrictions.
(g) 
The standards for installation of the replacement system shall be as required by the PA DEP at the time of its construction.
[1] 
Soils tests shall be performed in accordance with the regulations of the PA DEP and shall be certified by the Township Sewage Enforcement Officer and/or PA DEP.
[2] 
If the DEP determines that the on-site sewage system requires a nitrate recharge easement, the easement area shall be located on the residual tract. All restrictions required by the approval from the PA DEP shall be clearly indicated on the plan. The on-site septic system must be located on the proposed parcel being created by the subdivision.
D. 
Water supply facilities.
(1) 
If the proposed method of public water supply service is found to be feasible, a letter or formal agreement from a water service provider regulated by the Pennsylvania Public Utilities Commission and approved and permitted by the PA DEP must be submitted to the Township.
(2) 
The Board of Supervisors will approve individual on-lot groundwater or community water systems only when the hydrogeologic and groundwater assessment report indicates that:
(a) 
Justification detailed in § 235-36 of this chapter cannot be met and the project necessitates consideration of this method;
(b) 
The water supply yield is adequate for the type of development proposed; and
(c) 
The installation of such systems will not endanger or decrease the groundwater supplies of properties adjacent to the land development.

§ 235-36 Hydrogeologic and groundwater assessment report.

A. 
A hydrogeologic and groundwater assessment report is required to be submitted at the time of the submission of the application for approval of the preliminary plan, in accordance with §§ 235-11 and 235-33, respectively, of this chapter. As such:
(1) 
All proposed land developments listed below, in which the lots will rely on groundwater or community water systems as the primary source of drinking water or process water, shall include a hydrogeologic and groundwater assessment report for the proposed development.
(2) 
A professional geologist or engineer with expertise in hydrology, soils and geology and licensed in the Commonwealth of Pennsylvania shall complete the hydrogeologic and groundwater assessment report.
(3) 
A hydrogeologic and groundwater assessment report is required for all proposed land development projects when any of the following conditions are present:
(a) 
A proposed residential or nonresidential development with a groundwater withdrawal rate greater than 1,900 gallons per day from a single well or a combination of wells, or a proposed residential development, which contains up to five lots, either initially or cumulatively, when each lot is less than 43,560 square feet in size.
(b) 
All proposed residential developments, including phased development, containing five or more lots, either initially or cumulatively, of any size.
B. 
Hydrogeologic and groundwater assessment report requirements. The hydrogeologic and groundwater assessment report shall contain the following components:
(1) 
prestudy consultation.
(a) 
Prior to conducting the assessment, the applicant and/or his representative is required to meet with the Township Board of Supervisors to discuss and review the scope and details of the study and to discuss and clarify any requirements of § 235-33.
(b) 
The Township Board of Supervisors shall approve the scope of the report the method of analysis of the study, and the testing procedures prior to initiating the study.
(2) 
Background information:
(a) 
The assessment shall include the name, address, and telephone number of the person or firm responsible for conducting the study;
(b) 
Detailed description and mapping of the geologic formations of site;
(c) 
Copies of any and all Pennsylvania Geologic Survey and Susquehanna River Basin Commission well inventories of existing nearby wells, especially high-rate municipal and industrial production wells; including the locations, depths, size, screened interval, construction type, and permits and allocation approvals for all wells;
(d) 
Inventory of surrounding properties for existing domestic wells; determine total withdrawal rates for these wells; and
(e) 
Locations of septic systems and other potential contaminant sources within one-fourth-mile radius of proposed development.
(3) 
Define/map the boundary of the surface watershed in which the proposed site is located (use relevant USGS 7.5-minute topographic map as a base map). The approximate property boundary for the development shall be included on the USGS topographic map.
(4) 
The locations of all proposed test wells (both pumped and observation) along with the proposed lot boundaries should be located on an accurate site plot plan or base map.
(5) 
Define known sources of groundwater contamination within the mapped watershed boundary and the potential impact of this contamination on the proposed groundwater use.
(6) 
Define existing municipal and industrial demands on groundwater resources located within 1/2 mile of the proposed development site.
(7) 
Calculate a water budget for the subject site from on-site testing and investigations and available information contained in published literature and government sources for the geologic formation(s) occupying the site. The budget calculations should document long-term average precipitation (inches per year; in/yr), total surface runoff (in/yr), evapotranspiration (in/yr), and groundwater recharge rates (in/yr and gallons per day per acre). The long-term average groundwater recharge rate should be reduced by 40% to estimate the annual amount of groundwater recharge expected during years of drought conditions.
(8) 
Confirm that there are no nearby groundwater users whose withdrawal would inhibit the development from meeting its proposed groundwater usage rate.
(9) 
Divide the total annual groundwater recharge capacity calculated for drought conditions available under drought conditions by 400 gpd (one equivalent dwelling unit; EDU) to calculate the maximum number of residential building lots that can be adequately supplied by the groundwater resource underlying the subject development site.
(10) 
The installation and testing of new water supply wells (four inches diameter, PVC construction) for residential developments shall be included in the assessment of each lot for up to 20 lots.
(11) 
For a development of 21 or more lots, one new test well shall be installed for each lot up to 20 lots, plus one new well on 25% of the remaining lots.
(12) 
The installation and testing of new water supply wells (four inches diameter, PVC construction) for nonresidential developments shall be included in the assessment on the frequency given below:
(a) 
For a nonresidential user proposing to withdraw 25,000 gpd or less, one new test well shall be installed;
(b) 
For a nonresidential user proposing to withdraw more than 25,000 gpd but less than 100,000 gpd, two new test wells shall be installed;
(c) 
For a nonresidential user proposing to withdraw 100,000 gpd or more, three new test wells shall be installed.
(13) 
For residential developments, a twenty-four-hour constant rate pump test followed by a six-hour recovery test shall be conducted on the following frequency:
(a) 
One pump test and recovery test will be performed on one new well for a development proposing five lots or less;
(b) 
One pump test and recovery test will be performed simultaneously on two different wells for a development proposing six to 20 lots;
(c) 
One pump test and recovery test will be performed simultaneously on three different wells for a development proposing more than 20 lots.
(14) 
For nonresidential developments, a twenty-four-hour constant rate pump test followed by a six-hour recovery test shall be conducted on the following frequency:
(a) 
One pump test and recovery test will be performed on one new well for a development proposing up to 25,000 gpd total withdrawal;
(b) 
One pump test and recovery test will be performed on two different wells for a development proposing more than 25,000 gpd but less than 100,000 gpd total withdrawal;
(c) 
A pump test and recovery test will be performed on three different wells for a development proposing more than 100,000 gpd.
(15) 
During the performance of each pump/recovery test, time-drawdown measurements (within accuracy of 1/10 foot) shall be taken from the pumped well and at least one nearby observation well. The time-drawdown measurements must be taken in both the pumped well and the observation well at the following frequency:
(a) 
For first 15 minutes of the test, one reading every one minute;
(b) 
For fifteen-minute-to-sixty-minute test interval, one reading every five minutes;
(c) 
For sixty-minute-to-three-hundred-minute test interval, one reading every 30 minutes;
(d) 
For 300 minutes to termination of pumping phase, one reading every 60 minutes;
(e) 
Repeat frequency for recovery phase of test.
(16) 
All observation wells must be located within 200 feet horizontal distance from the pumped well being tested. The observation well can be either:
(a) 
An existing domestic well, but only if the domestic well is not actively pumped for the entire duration of tests (pumping and recovery phases) and its construction details (total depth and cased depth) are compatible with the new well being tested;
(b) 
A new supply well on an adjacent lot if that adjacent well is also located within 200 feet horizontal distance from the well being tested and its construction details (total depth and cased depth) are compatible with the new well being tested; or
(c) 
A new well specifically installed as an observation well for test purposes and scheduled for permanent abandonment following relevant Township requirements after the testing has been completed.
(17) 
The time-drawdown data collected from each pump test should be used to define the local aquifer characteristics, including transmissivity, coefficient of storage, and the expected long-term yield of the well(s) being tested. The expected distance-drawdown relationships and impact on surrounding water users from the proposed groundwater withdrawal should also be addressed in the assessment. A groundwater availability analysis should be included in the assessment to demonstrate that there are sufficient groundwater resources within the drainage basin to support both existing uses and the proposed withdrawal. Raw time-drawdown data should be included in the assessment report.
(18) 
Water samples for chemical analyses should be collected from the pumped wells within one hour of the scheduled end of the pumping phase of each test. Samples shall be analyzed at a PA DEP-certified laboratory for pH, total suspended solids, total dissolved solids, iron, nitrate-nitrogen, and coliform bacteria. A copy of the laboratory analysis report for each water sample shall be included in the assessment. A chain of custody for all samples shall be provided with the report.
(19) 
All water supply wells to be used for domestic purposes shall have a minimum yield of 2.0 gpm.
C. 
Waiver.
(1) 
A request for waiver of a hydrogeologic and groundwater assessment report can be submitted in writing to the Township. The Township may grant a waiver when one or more of the following conditions are met:
(a) 
When the proposed use is located within 1,000 feet of a site for which a previous hydrogeologic and groundwater assessment report has been completed by a professional geologist or engineer with expertise in hydrology, soils and geology, and licensed in the Commonwealth of Pennsylvania, given the following conditions:
[1] 
The Township approved the previous hydrogeologic and groundwater assessment report.
[2] 
The two sites share the same bedrock type.
[3] 
The two sites fall within the same surface watershed.
[4] 
The proposed consumptive use amount or rate is supported by the findings of the previous assessment.
[5] 
The previous assessment did not identify conditions within the watershed that would pose a threat to the quality or quantity of the groundwater resource in question.
[6] 
Subsequent activities at the previous site have identified no substances (natural or man-made) in the groundwater system that exceeded the state or federal safe drinking water standards nor hydrologic conditions that would indicate the proposed site's inability to withdraw the target amount of water from the underlying formation(s).
(2) 
A hydrogeologic and groundwater assessment report will be performed by a professional geologist or engineer with expertise in hydrology, soils and geology and licensed in the Commonwealth of Pennsylvania or another permitting agency (e.g., county, state or river basin) that requires the collection and interpretation of similar hydrogeologic information required by the Township.

§ 235-37 Erosion and sedimentation control plan.

A. 
The applicant shall submit a plan in duplicate concerning the control of erosion and sedimentation on or nearby a proposed development. Said plan shall be prepared by a person trained and experienced in erosion and sedimentation control methods and techniques and shall be submitted in conjunction with the preliminary plan and/or final plan for review and recommendations by the local office of the Pennsylvania Department of Environmental Protection and/or York County Conservation District.
B. 
The plan shall be designed to prevent accelerated erosion and sedimentation and shall consider all factors which may contribute to erosion and sedimentation in connection with the land development.
C. 
The plan shall also contain any additional information as required by Chapter 102 of Title 25 of the Pennsylvania Code.

§ 235-38 Conservation subdivision plan requirements.

In addition to the plan requirements described in Article IV above and Part 6, Article XII, of Chapter 270, Zoning, the following requirements shall be met when engineering a subdivision or land development plan for a conservation subdivision as defined in §§ 235-33 and 235-34.
A. 
A sketch plan may be submitted by the applicant and shall be designed in accordance with § 235-32. Sketch plan submission is strongly encouraged by the Township as a way of helping applicants and officials develop a better understanding of the property and to help establish an overall design approach that respects its special or noteworthy features, while providing for the density permitted under Chapter 270, Zoning.
B. 
To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan should include the information listed below. Many of these items can be taken from the existing resources and site analysis plan, a document that must in any case be prepared and submitted no later than the date of the site inspection, which precedes the preliminary plan. (See § 235-31D.) In fact, the diagrammatic sketch plan may be prepared as a simple overlay sheet placed on top of the existing resources and site analysis plan.
(1) 
Topographic, physical, and cultural features, including fields, pastures, meadows, wooded areas, trees with a diameter of 15 inches or more, hedgerows and other significant vegetation, steep slopes, rock outcrops, soil types, ponds, ditches, drains, dumps, storage tanks, streams within 200 feet of the tract, and existing rights-of-way and easements, and cultural features such as all structures, foundations, walls, wells, trails, and abandoned roads;
(2) 
Schematic layout indicating a general concept for land conservation and development. ("Bubble" format is acceptable for this delineation of Step 1 of the four-step design process described in § 235-38D of this chapter.)
C. 
The preliminary plan shall be designed in accordance with § 235-33 and shall consist of the following elements:
(1) 
A map showing the location of the proposed subdivision within its neighborhood context shall be submitted. The features that shall be shown on site context maps include topography (from USGS maps), stream valleys, wetland complexes (from maps published by the United States Fish and Wildlife Service or the USDA Natural Resources Conservation Service), woodlands over 1/2 acre in area (from aerial photographs), ridgelines, public roads and trails, utility easements and rights-of-way, public land, and land protected under conservation easements.
(2) 
Existing resources and site analysis plan. For all subdivisions (except those in which all proposed lots are to be 10 or more acres in area), an existing resources and site analysis plan shall be prepared to provide the developer and the Township with a comprehensive analysis of existing conditions, both on the proposed development site and within 500 feet of the site. Conditions beyond the parcel boundaries may be described on the basis of existing published data available from governmental agencies, and from aerial photographs. In addition to the plan requirements in § 235-33, the following information shall be included in this plan:
(a) 
A vertical aerial photograph enlarged to a scale not less detailed than one inch equals 400 feet, with the site boundaries clearly marked.
(b) 
Vegetative cover conditions on the property according to general cover type including cultivated land, permanent grassland, meadow, pasture, old field, hedgerow, woodland and wetland, trees with a caliper in excess of 15 inches, the actual canopy line of existing trees and woodlands. Vegetative types shall be described by plant community, relative age and condition.
(c) 
A viewshed analysis showing the location and extent of views into the property from public roads and from public parks, public forests, and state game lands.
(d) 
Locations of all historically significant sites or structures on the tract, including but not limited to cellar holes, stone walls, earthworks, and graves.
(e) 
Locations of trails that have been in public use (pedestrian, equestrian, bicycle, etc.).
D. 
Four-step design process for subdivisions in the Conservation Subdivision Overlay District. All preliminary plans in the Conservation Subdivision Overlay District shall include documentation of a four-step design process in determining the layout of proposed greenway lands, house sites, streets and lot lines, as described below (See also § 235-67B.):
(1) 
Step 1: Delineation of Open Space and Greenway Lands.
(a) 
The minimum percentage and acreage of required greenway lands shall be calculated by the applicant and submitted as part of the sketch plan or preliminary plan in accordance with §§ 235-67 and 235-68 of this chapter and Part 6, Article XII, of Chapter 270, Zoning.
(b) 
Proposed greenway lands shall be designated using the existing resources and site analysis plan as a base map and complying with Part 6 of Chapter 270, Zoning, and §§ 235-67 through 235-70, herein, dealing with resource conservation and greenway delineation standards. The Township's Map of Potential Conservation Lands in the Comprehensive Plan shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%. (The definition of "primary conservation areas" is independent of the "density factors" applied to various categories of constrained lands to calculate adjusted tract area in Part 6 of Chapter 270, Zoning.)
(c) 
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed greenway, in consultation with the Planning Commission and in accordance with § 235-68A, Prioritized list of resources to be conserved, and § 235-68B, Other design considerations, herein.
(d) 
On the basis of those priorities and practical considerations given to the tract's configuration, its context in relation to resources areas on adjoining and neighboring properties, and the applicant's subdivision objectives, secondary conservation areas shall be delineated to meet at least the minimum area percentage requirements for greenway lands and in a manner clearly indicating their boundaries as well as the types of resources included within them.
(2) 
Step 2: Location of House Sites.
(a) 
Potential house sites shall be tentatively located, using the proposed greenway lands as a base map as well as other relevant data on the existing resources and site analysis plan such as topography and soils. House sites should generally be located not closer than 100 feet to primary conservation areas and 50 feet to secondary conservation areas, taking into consideration the potential negative impacts of residential development on such areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences.
(3) 
Step 3: Location of Infrastructure.
(a) 
Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in Article V herein and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed greenway lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 15%. Street connections shall generally be encouraged to minimize the number of new culs-de-sac to be maintained by the Township and to facilitate access to and from homes in different parts of the tract (and adjoining parcels).
(b) 
Preferred locations for stormwater and wastewater management facilities shall be identified using the existing resources and site analysis plan and proposed open space and greenway lands as the base maps. Opportunities to use these facilities as an additional buffer between the proposed open space and greenway lands and development areas are encouraged. These facilities should generally be designed to improve the quality of stormwater runoff and wastewater effluent with the emphasis placed on achieving maximum groundwater recharge areas as indicated on the existing resources and site analysis plan. The design of the facilities should strive to use the natural capacity and features of the site to facilitate the management of stormwater and wastewater generated by the development.
(4) 
Step 4: Drawing in the Lot Lines.
(a) 
Upon completion of the preceding three steps, lot lines are drawn as required to delineate the boundaries of individual residential lots.
(b) 
Applicants shall be prepared to submit four separate sketch maps indicating the findings of each step of the design process, if so requested by the Planning Commission or the Board of Supervisors.
E. 
Preliminary resource impact and conservation plan.
(1) 
A preliminary resource impact and conservation plan shall be prepared for all major subdivision and land development applications to categorize the impacts of the proposed activities and physical alterations on those resources shown on the existing resources and site analysis plan (as required under § 235-38). All proposed improvements, including but not necessarily limited to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other preliminary plan documents, shall be taken into account in preparing the preliminary resource impact and conservation plan, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.
(2) 
Using the existing resources and site analysis plan as a base map, impact areas shall be mapped according to the following categories:
(a) 
Primary impact areas, i.e., areas directly impacted by the proposed subdivision;
(b) 
Secondary impact areas, i.e., areas in proximity to primary areas which may be impacted; and
(c) 
Designated protected areas, either to be included in a proposed greenway or an equivalent designation such as dedication of a neighborhood park site.
F. 
The preliminary plan shall be designed in accordance with § 235-33.
(1) 
The following shall be shown: existing and proposed lot lines, lot areas, any existing easements and rights-of-way, and the boundaries of greenway lands.
(2) 
Limit-of-disturbance line (must be exact in relation to the retention of existing trees proposed to be saved).
(3) 
Approximate location and dimensions of proposed playgrounds, public buildings, public areas and parcels of land proposed to be dedicated or reserved for public use.
G. 
Preliminary studies and reports. When required by the Board of Supervisors, typically in cases involving large subdivision and land development proposals (with more than 25 lots) or smaller development plans where the Board believes that potential impacts could be significant, the preliminary plan submission shall include one or more of the following studies to assist in determination of the impact of the application upon municipal services and facilities:
(1) 
All supporting documents as required under § 235-33B.
(2) 
Community association document.
(a) 
A community association document, also known as a "homeowners' association document" or a "condominium association document," shall be provided for all subdivision and land development applications which propose lands or facilities to be used or owned in common by all the residents of that subdivision or land development and not deeded to the Township.
(b) 
The elements of the community association document shall include, but shall not necessarily be limited to the following:
[1] 
A description of all lands and facilities to be owned by the community association. This description shall include a map of the proposal highlighting the precise location of those lands and facilities.
[2] 
Statements setting forth the powers, duties, and responsibilities of the community association, including the services to be provided.
[3] 
A declaration of covenants, conditions, and restrictions, giving perpetual easement to the lands and facilities owned by the community association. The declaration shall be a legal document which also provides for automatic association membership for all owners in the subdivision or land development and shall describe the mechanism by which owners participate in the association, including voting, elections, and meetings. Furthermore, it shall give power to the association to own and maintain the common property and to make and enforce rules.
[4] 
Statements prescribing the process by which community association decisions are reached and setting forth the authority to act.
[5] 
Statements requiring each owner within the subdivision or land development to become a member of the community association.
[6] 
Statements setting cross covenants or contractual terms binding each owner to all other owners for mutual benefit and enforcement.
[7] 
Requirements for all owners to provide a pro rata share of the cost of the operations of the community association.
[8] 
A process of collection and enforcement to obtain funds from owners who fail to comply.
[9] 
A process for transition of control of the community association from the developer to the unit owners.
[10] 
Statements describing how the lands and facilities of the community association will be insured, including limit of liability.
[11] 
Provisions for the dissolution of the community association, in the event the association should become inviable.
H. 
Preliminary greenway ownership and management plan. Using the preliminary plan as a base map, the boundaries, acreage and proposed ownership of all proposed greenway areas shall be shown. In addition, the applicant shall also submit a preliminary greenway ownership and management plan detailing the entities responsible for maintaining various elements of the property, and describing management objectives and techniques for each part of the property. Such management plans shall be consistent with the requirements of Part 6 of Chapter 270, Zoning (ownership and management of greenway land and common facilities).
I. 
Final resource impact and conservation plan. Final plans shall conform to the preliminary plan, including any conditions specified by the Board. A detailed final plan shall consist of and be prepared in accordance with the following:
(1) 
This plan shall comply with all of the requirements for the preliminary plan, as set forth in § 235-33 and to reflect all proposed improvements described in the other detailed final plan documents as required under § 235-34 and as described herein.
(2) 
Resource assessment report.
(a) 
In addition to the requirements of § 235-33, the applicant shall submit an accompanying resource assessment report divided into the following sections:
[1] 
Description of existing resources;
[2] 
Impacts of the proposed subdivision on existing resources, correlated to the areas depicted in the final resource impact and conservation plan; and
[3] 
Measures taken to minimize and control such impacts both during and following the period of site disturbance and construction.
(b) 
The qualifications and experience of the preparer of this report shall be provided.
J. 
The final plan shall be designed in accordance with § 235-34.
K. 
Final greenway ownership and management plan. Using the detailed final plan as a base map, the precise boundaries, exact acreage, and proposed ownership of all proposed greenway areas shall be shown. A narrative report shall also be prepared indicating how and by whom such greenway areas will be managed, and demonstrating compliance with Part 6 of Chapter 270, Zoning.

§ 235-39 Traffic impact studies.

Traffic impact studies shall conform to the following:
A. 
To provide the Township Planning Commission and the Township Board of Supervisors with an opportunity to:
(1) 
Identify the existing traffic network and facilities relative to the project.
(2) 
Identify existing traffic/transportation problems.
(3) 
Ensure accessibility to the site.
(4) 
Determine the effect of the development on the existing transportation facilities.
(5) 
Outline solutions for future traffic/transportation problems, and proposed facilities including the prescription of improvements to be provided by or at the expense of the applicant.
B. 
A traffic impact study shall be submitted with the preliminary plan for subdivisions and land developments which meet the following criteria:
(1) 
Residential. Involving 20 or more dwelling units.
(2) 
Nonresidential. Involving 3,000 vehicle trips per day and 100 vehicle trips per peak hour direction.
(3) 
Other. The Planning Commission or Township Board of Supervisors shall find that there is reasonable ground to believe that the existing transportation network may be inadequate to handle the volume or character of traffic likely to result from the proposed subdivision or land development.
C. 
The study shall be prepared by a professional engineer or professional traffic operations engineer licensed in the Commonwealth of Pennsylvania. The study preparer shall have sufficient, documented prior traffic study experience to qualify him to perform the study and render any opinions and recommendations set forth therein. The cost to prepare the study will be borne entirely by the developer. The traffic impact study shall be certified, by statement and signature, as correct by the preparer.
D. 
A prestudy meeting shall be held between the developer, Township Zoning Officer, Township Public Works Director and the Township Engineer to determine the following:
(1) 
Scope of the study.
(2) 
Study limits.
(3) 
For developments to be completed over a period of more than one year, a growth rate per year.
(4) 
Project completion date.
E. 
The study shall contain information, analyses and conclusions regarding the following:
(1) 
General site description. The site description shall include:
(a) 
The property size, location, and proposed land uses;
(b) 
The construction staging and completion date of the proposed land development;
(c) 
The types of dwelling units and number of bedrooms, if the development is residential; or, the number of employees, shift schedule, and type of development, if the development is nonresidential;
(d) 
A brief description of other existing and proposed land developments within the study area; and
(e) 
The probable socioeconomic characteristics of potential site uses to the extent that they may affect the transportation needs of the site (e.g., number of senior citizens, etc.).
(2) 
Transportation facilities description.
(a) 
Proposed internal transportation system. This description shall show:
[1] 
Proposed vehicular, bicycle and pedestrian circulation;
[2] 
All proposed ingress and egress locations; and
[3] 
All existing or proposed internal roadways, including the widths of paved cartways and rights-of-way, parking conditions, traffic channelization and any other traffic signals or other intersection control devices, within or near the site of the subdivision or land development.
(b) 
External transportation system. The description shall include:
[1] 
The entire external roadway system within the study area of the proposed subdivision or land development;
[2] 
The identification and location of all intersections in the study area;
[3] 
All existing and proposed public and private transportation services and facilities within a one-mile radius of the site;
[4] 
All future highway improvements, including proposed construction and traffic signalization. This information shall be obtained from the Pennsylvania Department of Transportation and the Township; and
[5] 
Any proposed roadway improvements resulting from proposed surrounding developments.
(c) 
Existing traffic conditions. The description shall include:
[1] 
Existing traffic conditions for all roadways and intersections in the study area;
[2] 
An estimation of vehicular trips during the average daily traffic, peak highway hour(s) traffic (typically weekdays from 6:00 a.m. to 9:00 a.m. and 3:00 p.m. to 6:00 p.m.), and peak development-generated hour(s) traffic; resulting from the proposal;
[3] 
Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development-generated hour(s) traffic; and the source of these counts;
[4] 
Documentation of manual traffic counts at major intersections, encompassing the peak highway and development-generated hour(s);
[5] 
A volume capacity analysis based upon existing volumes. The analysis shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. The analysis shall be conducted utilizing the most current Highway Capacity Manual software. The Township Engineer must approve (on a case-by-case basis) other analysis methods to be used;
[6] 
An inventory of accidents in the existing road network. The inventories shall be conducted for both intersections and midblocks of all roadways within the study area.
(d) 
Transportation impact. The description shall include:
[1] 
Trip generation rates for existing facilities, based on existing data and traffic characteristics;
[2] 
Trip generation rates for new developments. Such rates shall be obtained from Trip Generation Rates Tables found in the latest edition of the Institute of Transportation Engineers Trip Generation Manual. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated;
[3] 
A tabulation of all turning movements in the study area;
[4] 
The assignment and distribution of all volumes generated throughout the study area;
[5] 
Crash inventory should be conducted for a five-year period. Crash clusters should be identified for further analysis;
[6] 
Consideration of traffic generated from approved subdivision and land developments not constructed but within the study area. The cumulative impact of new and existing uses shall be determined;
[7] 
For developments with a completion time greater than one year, a growth rate calculation (as agreed at the prestudy meeting) for background traffic is required;
[8] 
For areas that have a history of high accident frequency, an accident rate analysis shall be conducted to compare the rate of accidents for a roadway relative to the statewide average for corridors of similar type. The crash analysis, performed for the same time period as the crash inventory, shall be expressed in the number of accidents per million vehicles or million vehicle miles;
[9] 
The analysis of future transportation impact shall include:
[a] 
Future opening (year of the development);
[b] 
Future project horizon (five to 10 years after opening);
[c] 
No-build scenario;
[10] 
For proposed commercial developments, "pass-by" trips shall be calculated utilizing the ITE Trip Generation Manual;
[11] 
Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points;
[12] 
Pedestrian volumes and bicycle volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes and bicycle volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted;
[13] 
If warranted by the type or intensity of development, as determined at the scoping meeting, traffic analysis and pedestrian circulation assessment shall be completed for the internal traffic circulation system.
(e) 
Conclusions and recommended improvements. The description shall include:
[1] 
Levels of service for all roadways and intersections;
[2] 
Recommendations for elimination of the problems causing a level of service below D for signalized intersections and below E for unsignalized intersections. The recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation, including signal timing, and transit design improvements. All physical roadway improvements shall be shown on the preliminary plan;
[3] 
Existing and/or future public transportation service;
[4] 
Listing of improvements already programmed for either funding or implementation in the study area on PennDOT's Twelve Year Transportation Program, the Township's program, etc.;
[5] 
The recommended improvement shall operate at a level of service no worse than existing conditions; and
[6] 
Where applicable, demand management and traffic reduction programs shall be considered.
(3) 
Modified study. Whenever a study is required in accordance with § 235-39, or if the Township Board of Supervisors elects to waive some of the above requirements, a study scope shall be established by the Planning Commission or Board of Supervisors. The scope and contents of the study shall be delineated so as to include only those matters it deems appropriate to aid in the identification and solution of the problems envisioned.

§ 235-40 Environmental impact assessment report.

A. 
In order to provide the Township Board of Supervisors with an opportunity to more effectively evaluate subdivision and/or land development proposals, the applicant shall be required to disclose the environmental consequences or effects of such proposals through the submission of an environmental impact assessment (EIA) report form.
B. 
An EIA report shall be submitted with the preliminary plan for subdivisions and land developments which meet the following criteria:
(1) 
Residential. Involving 20 or more dwelling units.
(2) 
Nonresidential. Involving 20,000 or more square feet of impervious surface.
(3) 
Whenever the Planning Commission or Township Board of Supervisors shall find that there are reasonable grounds to believe that an adverse environmental impact is likely to result from the proposed subdivision or land development.
(4) 
Sites containing historical structures or significant archeological resources as identified by the Township, Historic York, Inc., or the Pennsylvania Historical and Museum Commission.
(5) 
Sites containing wildlife or endangered species as designated by the Pennsylvania Natural Diversity Index (PNDI).
(6) 
Sites containing wetlands as delineated by a qualified professional or the National Wetland Inventory Maps.
C. 
The report shall be prepared by a qualified consultant who shall be mutually agreed upon by the developer and the Township Board of Supervisors. The report preparers shall have sufficient, documented prior environmental study experience to qualify them to perform the report and render any opinions and recommendations set forth therein. The cost to prepare the report will be borne entirely by the developer. The EIA report shall be certified, by statement and signature, as correct by the preparer.
D. 
Contents. The environmental impact assessment shall contain information on the following:
(1) 
Steep slopes. Delineation on the plans of all areas with slopes exceeding 12% and any proposed site alterations and improvements that are located within this area shall be provided. All development occurring within these areas shall be designed in accordance with Part 6 of Chapter 270, Zoning.
(2) 
Wetlands. The plans shall show all wetlands as delineated by a qualified professional and the National Wetland Inventory Maps. The Township may require a jurisdictional delineation of these wetlands by the United States Army Corps of Engineers. Any proposed encroachment into wetlands shall include a copy of all applicable state and federal permits. No action by the Township shall be relied upon in lieu of a permit issued by the appropriate agency.
(3) 
Woodlands. All wooded areas shall be clearly shown on the plans. All proposed alterations to the woodlands shall be shown and the area (measured in acres) of the alteration shall be shown in the site data.
(4) 
Natural habitat. A copy of the letter from the Pennsylvania Natural Diversity Inventory (PNDI) indicating the presence or absence of threatened, endangered, or S1 or S2 ranked plant and animal species shall be provided to the Township. If such species are present within the development area, the developer is responsible for contacting the appropriate state agency as indicated on the letter from the PNDI. Copies of all correspondence shall be provided to the Township.
(5) 
Historic sites. When the presence of historic sites is suspected within the development area by the West Manheim Township Board of Supervisors, the developer shall contact the Pennsylvania Historical and Museum Commission. A copy of all correspondence from the PHMC shall be provided to the Township along with a description of any architectural and nonstructural site improvements that will be used to protect the integrity of the historic site.
(6) 
Archeological sites. The developer shall contact the Pennsylvania Historical and Museum Commission to identify any areas of suspected archeological significance. All areas shall be shown on the plans and a copy of all correspondence shall be provided to the Township.

§ 235-41 Stormwater management plan.

All preliminary subdivision and land development plans shall include a stormwater management plan developed in accordance with Chapter 221, Stormwater Management, and Chapter 105, Construction and Materials Specifications.