This article sets forth the plan and report preparation standards.
The following standards shall apply to the preparation of all sketch
plans, subdivision, and land development plans and reports. All plan
information reports shall be provided in an easy-to-read format and
shall be legible in every detail to the satisfaction of the Township.
All plans shall be prepared in general accordance with the Standard
Plan Format as provided in the Appendix.[1]
[1]
Editor's Note: Refer to the attachments included with this
chapter.
A.
General.
(1)
All applicants for subdivision or land development may submit a sketch
plan to the Township for review prior to submission of a formal application;
however, submission of a sketch plan is not mandatory. Submission
of a sketch plan does not constitute a formal subdivision or land
development application.
(2)
For major development or unusual circumstances that could benefit
from the pre-planning process, applicants are encouraged to submit
sketch plans as a means of facilitating the approval process. While
the Township knows that sketch plan comments are not binding on either
the Township or the applicant, the Township has identified the sketch
plan process as one which allows for the exchange of information that
is important in the planning process.
(3)
Sketch plans should include any features of the Township's future
land use plan, thoroughfares plan, community facilities plan, or of
any plans of the Township, including but not limited to proposed streets,
recreation areas, drainage reservation, future schools sites and public
areas. A specific site analysis should be provided which highlights
man-made and natural features. The analysis should include information
pertaining to soil types and stability, wetlands, scenic vistas, watercourses,
drainage patterns, slope, and transportation patterns and systems
including deficiencies of existing roadways, public utilities, recreational
facilities, and any other features of the site and nearby areas which
may be affected or impacted by the proposed development and land use.
B.
Drafting standards. The scale and sheet size of sketch plans shall be as required for subdivision and land development plans in § 388-19. The sketch plan may be prepared by qualified landowner or individual, or an engineer, surveyor, or landscape architect licensed to practice in the Commonwealth of Pennsylvania. The sketch plan shall show or be accompanied by the following data, legible in every detail and drawn to scale, but not necessarily containing precise dimensions:
(1)
Name and address of the developer (if applicable) and landowner.
(2)
Name of the individual and/or the firm that prepared the plan.
(3)
Location map with sufficient information to enable the Board to locate
the property.
(4)
North arrow.
(5)
Written and graphic scales.
(6)
Identification of the applicable zoning district along with the lot
size and/or density and yard requirements of the district.
(7)
Approximate tract boundaries with the name(s) of adjacent landowner(s),
if known.
(8)
Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within the vicinity of the tract.
(9)
Significant topographical and man-made features, e.g., structures,
streets, buildings, tree masses, sloped areas, quarries, bodies of
water, floodplains, and potential wetland areas. GIS contours may
be used.
(10)
Location of all proposed streets, alleys, street names, rights-of-way
and easements; proposed lot lines with approximate dimensions; proposed
minimum building lines for each street; playgrounds; public buildings;
public areas; historical sites; and parcels of land proposed to be
dedicated or reserved for public use.
(11)
Proposed land use; if several land uses are proposed, the location
of each land use shall be indicated.
(12)
Statement explaining the methods of water supply and sewage
disposal to be used.
(13)
Any modifications, variances, special exception or conditional
use approvals required for the plan as presented.
Preliminary and final subdivisions and land development plans
shall be prepared by an engineer, surveyor, or landscape architect
licensed to practice in the Commonwealth of Pennsylvania. The plans
shall be prepared in accordance with the Standard Plan Format as provided
in the Appendix[1] and shall be accompanied by an executed application for
preliminary or final plan review as appropriate and accompanied by,
or prepared in accordance with the following.
[1]
Editor's Note: Refer to the attachments included with this
chapter.
All subdivision and land development plans shall be prepared
in accordance with the following drafting standards.
A.
The plan shall be clearly and legibly drawn at a horizontal scale
of 10 feet, 20 feet, 30 feet, 40 feet, or 50 feet to the inch.
B.
All profiles of stormwater management facilities and streets shall
be drawn at a horizontal scale of one inch equals 50 feet and at a
vertical scale of one inch equals 10 feet, or one inch equals five
feet. Sanitary sewer facilities and water supply facilities shall
be drawn at the scale requirements of the applicable authority. In
the absence of authority scale requirements, sanitary sewer facilities
and water supply facilities shall be drawn at a horizontal scale of
one inch equals 50 feet and at a vertical scale of one inch equals
10 feet, or one inch equals five feet.
C.
A North arrow, graphic scale and written scale shall be provided.
D.
Dimensions shall be in feet and decimals; bearings shall be in degrees,
minutes and seconds. Lot line descriptions shall read in a clockwise
direction.
E.
The survey shall not have an error of closure greater than one foot
in 10,000 feet.
F.
The sheet size shall be no smaller than 18 inches by 22 inches and
no larger than 24 inches by 36 inches. If the plan is prepared in
two or more sections, a key map showing the location of the sections
shall be placed on each sheet. If more than one sheet is necessary,
each sheet shall be the same size and numbered to show the relationship
to the total number of sheets in the plan (e.g., Sheet 1 of 5).
The following location and identification shall be included
on all subdivision and land development plans:
A.
The proposed project name or identifying title.
B.
Name of the municipality or municipalities in which the project is
located, including the location of any municipal boundaries if located
within 200 feet of the subject tract.
C.
The name and address of the owner of the tract (or authorized agent),
the developer/subdivider, and the firm that prepared the plans.
D.
The file or project number assigned by the firm that prepared the
plan, the plan date and the date(s) of all plan revisions.
E.
The entire existing tract boundary with bearing and distances. (If
it is the intention of the landowner to retain a single lot with a
lot area in excess of 10 acres, the boundary of that lot may be identified
as a deed-plotting and may be drawn at any legible scale; if the retained
lot has a lot area of 10 or less acres, it must be described to the
accuracy of the requirements of this chapter.) In the case of lot
add-on plans and revised final plans, the boundary of the receiving
tract may also be identified as a deed plotting and may be drawn at
any legible scale.
F.
The total acreage of the entire existing tract.
G.
The location of existing lot line markers along the perimeter of
the entire existing tract.
I.
A statement on the plan indicating the granting of a prior zoning
amendment, special exception, conditional use or variance, if applicable,
along with any prior modifications granted by the Board to sections
of this chapter. Any conditions associated with the modifications,
variances, special exceptions or conditional uses shall also be listed
on the plan.
J.
The names of all adjacent landowners; both adjoining and across existing
rights-of-way, along with the plan book record numbers of all previously
recorded plans for adjacent properties.
K.
A location map, drawn to scale, relating the subdivision or land
development to at least two intersections of street center lines,
including the approximate distance to the intersection of center lines
of the nearest improved street intersection.
L.
Source of title, deed, book, page, plan book (if applicable), and
Tax Map, block, and parcel number.
The following features shall be shown on all subdivision and
land development plans, unless otherwise specified by this chapter,
and shall be shown on a separate sheet titled "Existing Features."
No proposed features shall be included on this sheet.
A.
Existing contours shall be shown at the following minimum vertical
intervals:
|
Average Natural Slope
|
Required Contour Interval
| |
|---|---|---|
|
0% to 3%
|
1-foot contour interval
| |
|
4% to 20%
|
2-foot contour interval
| |
|
21% and greater
|
5-foot contour interval
|
(1)
Contour interval may be adjusted based upon horizontal scale with
concurrence of the Township Engineer.
(2)
Contours shall be accompanied by the location of the benchmark and
a notation indicating the datum used. The datum used by an Authority
shall be used in all plans indicating connection to an Authority's
public sewer system or public water system.
(3)
Contours plotted by interpolation of Lancaster County GIS mapping
will only be accepted when there is no new construction or earth disturbance
proposed by the plan.
(4)
Contours plotted by interpolation of the United States Geodetic Survey
7.5 feet mapping will not be accepted.
B.
The following items when located upon or within 200 feet of the tract:
(1)
The location, name and dimensions of existing rights-of-way and cartways
for private or public streets, alleys and driveways.
(2)
The location of street name and traffic control signals and signs.
(3)
The location and size of the following features: sanitary sewer mains,
water supply mains, on-lot sewage systems and wells, fire hydrants,
buildings and stormwater collection, conveyance and management facilities.
(4)
Existing easements and rights-of-way:
(a)
The locations of any right-of-way related to sanitary sewer
mains, water supply mains and fire hydrants, along with any conditions
on the use of the land within a right-of-way, shall be noted on the
plan.
(b)
The location of existing rights-of-way and easements for any
public utility, electric, gas and oil transmission lines, and railroads,
along with any minimum building setbacks or other limitations on development
placed by the easements. The applicant or lessee of the right-of-way
shall notify the owner of the right-of-way of his intentions.
(c)
Where the land included in the subject application has an agricultural,
woodland or other natural resource easement located within the tract,
the application shall be accompanied by a letter from the party holding
the easement stating any conditions on the use of the land. Boundaries,
if applicable, of such an easement(s) shall be shown on the plan and
a note indicating the presence of the easement(s) and any conditions
on the use of the land shall be included on the plan.
(5)
Significant environmental or topographic features such as floodplains,
wetlands, quarry sites, solid waste disposal areas, historic structures,
cemetery or burial sites, archaeological sites, highly erosive soils,
or wooded areas. Any proposed disturbance, encroachment or alteration
to any such existing environmental or topographic features located
upon the tract shall be indicated on the plan.
(6)
Planned facilities as contained in the Lancaster County Growth Management
Plan, the Manor Township Comprehensive Plan, as amended, Penn Manor
School District plans, Manor Township Official Map and other related
plans; including, but not limited to intersection improvements, parks,
roads, schools, sidewalks, trails, utilities.
(7)
Zoning district boundaries.
C.
The following items, when located within the subject tract:
(1)
The capacity and condition of the existing stormwater management
system and any other facility that may be used to convey and manage
storm flows.
(2)
The use of existing buildings and other man-made features.
(3)
Significant environmental or topographic features as identified in
the Lancaster County Growth Management Plan and the Manor Township
Comprehensive Plan, as amended, including but not limited to:
(a)
Archaeological sites.
(b)
Cemetery or burial sites.
(c)
Drainage features.
(d)
Floodplains.
(e)
Highly erosive soils.
(f)
Historic structures/sites.
(g)
Natural habitat.
(h)
PNDI sites.
(i)
Prime agricultural soils.
(j)
Quarry sites.
(k)
Solid waste disposal areas.
(l)
Steep slopes.
(m)
Waterways.
(n)
Wetlands.
(o)
Wooded areas.
(p)
Underlying geology with any hazardous geology and potential
impacts to groundwater noted.
The following proposed features and plan information shall be
shown on all subdivision and land development plans and shall be shown
on a separate sheet entitled "Proposed Features." The proposed features
and plan information shall be overlaid upon a copy of the existing
features plan. The existing features shall be "screened" or "shaded"
on the proposed features plan.
A.
Lot numbers in consecutive order (e.g., Lots 1 through 10; Lots 11
through 22).
B.
A table indicating the existing zoning district and the required
lot size, required setbacks, required maximum and/or minimum development
density, maximum building height and maximum lot coverage. The proposed
land use, total tract area, number of lots and units of occupancy
in the proposed subdivision shall be noted along with the proposals
for each of the above parameters. This information shall be provided
on the cover sheet in accordance with the standard plan format as
provided in the Appendix.[1]
[1]
Editor's Note: Refer to the attachments included with this
chapter.
C.
If a multiple land use is proposed, the location of each land use
shall be indicated.
D.
The layout of lots with approximate dimensions, gross and net acreage.
E.
Building setback line and building envelope.
F.
Easements and rights-of-way.
G.
The location and configuration of proposed buildings, parking compounds,
common open space, recreational areas, and all other significant planned
facilities.
H.
Identification of buildings or other man-made features to be demolished.
I.
The location and configuration of streets, alleys, driveways and
sidewalks, including right-of-way and cartway widths.
J.
Typical street cross-section for each proposed public or private
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.
K.
Street center line for each proposed public or private street shown
on the preliminary plan, including corresponding center-line stationing.
L.
Proposed street names.
M.
Stormwater management data and plans designed in accordance with Chapter 373, Stormwater Management, of the Code of Manor Township. This information may be provided on a sheet with other data or on separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in the methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board shall make the final determination on the design criteria, methodology and form of presentation. The following information shall be included:
(1)
All calculations, assumptions, criteria, and references used in the
design of the stormwater management facilities, the establishment
of existing facilities capacities, and the pre- and postdevelopment
discharges.
(2)
All plans and profiles of the proposed stormwater management facilities,
including the horizontal and vertical location, size, and type of
material.
(3)
For all basins, a plotting or tabulation of the storage volumes and
discharge curves with corresponding water surface elevations, inflow
hydrographs, and outflow hydrographs.
(4)
The guidelines for lot grading within the subdivisions. This information
shall identify the direction of stormwater runoff flow within each
lot and the areas where stormwater runoff flows will be concentrated.
This information shall be shown by flow arrows or topographical data.
N.
The preliminary design of the proposed sanitary sewer mains and water
supply mains and facilities, including the approximate size, vertical
and horizontal locations, as applicable.
O.
A statement on the plan indicating the granting of a zoning amendment,
special exception or variance, if applicable, along with modifications
and any applicable conditions granted by the Board to sections of
this chapter. This information shall be provided on the cover sheet
in accordance with the standard plan format as provided in the Appendix.[2]
[2]
Editor's Note: Refer to the attachments included with this
chapter.
P.
Where a proposed subdivision is located in the Agricultural Zoning District, either in whole or part, a deed plotting of the parent tract as it existed on September 19, 1990, or the date of an amendment to Chapter 425, Zoning, that classified the tract as part of the Agricultural Zoning District, shall be provided. The deed plotting shall include: all parcels subdivided from the parent tract after September 19, 1990, or the date of an amendment to Chapter 425, Zoning, that classified the tract as part of the Agricultural Zoning District; the deed reference for each lot subdivided after September 19, 1990, or the date of an amendment to Chapter 425, Zoning, that classified the tract as part of the Agricultural Zoning District; and the recording date and subdivision plan book reference of the subdivision. In addition to the foregoing, the following note shall be included for all subdivisions which are located in the Agricultural Zoning District, either in whole or part: "As provided for by § 425-11D of the Manor Township Zoning Ordinance, the available quota of single-family dwelling units was _____ units as of September 19, 1990 or the date of an amendment to the Manor Township Zoning Ordinance that classified the tract as part of the Agricultural Zoning District. This subdivision represents _____ of the remaining _____ allotted single-family dwelling units. Lot No. _____ shall carry with it the right to erect the _____ remaining quota of single-family dwelling units."
Q.
Where the proposed subdivision or land development is located partially
or wholly within an area prone to frequent flooding (either by impoundment
or conveyance) as indicated by the flood boundary and floodway map,
profiles, and supporting data, soil type or local historical record;
the developer shall supply the location and elevation of all proposed
roads, fills, utilities, buildings, stormwater management, and erosion
control facilities.
R.
Location of all percolation test holes, deep probe holes and proposed
on-lot sewage system and well locations.
S.
Easements for the on-lot sewage replacement locations.
T.
Clear sight triangles and stopping sight distances for all intersections as described in Article V of this chapter shall be shown on the plan.
U.
Where the preliminary plan covers only a part of an intended larger
development, a sketch plan of the future development, in a form suitable
to the Township and in compliance with the requirements of this chapter,
including the logical extension of the sewer and water facilities
for the future development part, shall be furnished. The street system
of the plan under consideration may be subject to review, and the
current development part will be considered in light of adjustments
and connections with future streets and utilities in the future development
part.
V.
In the case of a preliminary plan calling for the installation of
improvements beyond a five-year period, a schedule delineating all
proposed sections as well as deadlines within which applications for
final approval of each section are intended to be filed shall be provided.
Each section in any residential subdivision or land development, except
for the last section, shall contain a minimum of 25% of the total
number of dwelling units as depicted on the preliminary plan.
The following certifications shall be included on all subdivision
and land development plans:
B.
Certificate, signature and seal of a professional registered in the
Commonwealth of Pennsylvania and qualified to perform such duties,
to the effect that the plan is correct as provided in the Appendix.
C.
Certificate, signature and seal of a professional registered in the Commonwealth of Pennsylvania and qualified to perform such duties, indicating compliance with the provisions of the stormwater management requirements of Chapter 373, Stormwater Management, of the Code of Manor Township as provided in the Appendix.
D.
Certificate of review by the Township Planning Commission as provided
in the Appendix.
E.
Certificate of review by the Township Board of Supervisors as provided
in the Appendix.
The following reports, as applicable, shall be included with
all subdivision and land development plans, unless otherwise specified
by this chapter:
In addition to the requirements listed in §§ 388-18 through 388-24, an executed application for final plan review and the following additional information shall be included on all final subdivision and land development plans. Revised final plans, as defined herein, shall not be required to include the off-site existing features information as specified in § 388-21B.
All sheets to be recorded by the Recorder of Deeds shall be
24 inches by 36 inches.
The following proposed features and plan information shall be
shown on the "Proposed Features" sheet(s).
A.
Complete description of the center line and right-of-way line for
all new streets or dedicated right-of-way, whether public or private,
and alleys. This description shall include distances and bearings
with curve segments comprised of radius, tangent, arc, and chord.
B.
Lot lines with accurate bearings and distances and lot areas for
all parcels. Curve segments shall be comprised of arc, chord, bearings,
and distances. Along existing street rights-of-way the description
may utilize the existing deed lines or street center lines; along
all proposed street rights-of-way, the description shall be prepared
to the right-of-way lines.
C.
Total number of lots, units of occupancy, density, and proposed land
use. If a multiple land use is proposed, the location of each land
use shall be indicated.
D.
Final vertical and horizontal alignment for proposed public or private
streets and alleys, sanitary sewer, and water distribution systems.
All street profiles shall show at least the existing (natural) profile
along the center line, proposed grade at the center line and the length
of all proposed vertical curves for streets. All water distribution
and sanitary sewer systems shall provide manhole locations and size
and type of material. This information may be provided on separate
sheets and is not subject to recording with the final plans.
E.
Final street names.
F.
Location and material of all permanent monuments and lot line markers,
including a note that all monuments and lot markers are set or indicating
when they will be set.
G.
A detailed grading plan. The grading plan shall include finished
grades and ground floor elevations. This information may be provided
on separate sheets and is not subject to recording with the final
plans.
H.
Identification of any lands to be dedicated or reserved for public,
semipublic or community use.
I.
In the case of a plan which requires access to a highway under the
jurisdiction of the Department of Transportation, the inclusion of
the following plan note:
|
"A Highway Occupancy Permit is required pursuant to Section
420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the 'State
Highway Law,' before access to a state highway is permitted.
Access to the state highway shall be as authorized by a Highway Occupancy
Permit, and the Board of Supervisors' approval of this plan in
no way implies that such a permit can be acquired."
|
J.
All final plans proposing residential development or residential
uses within or adjoining the Agricultural Zoning District or agricultural
uses must contain in conspicuous form the following language: "WARNING:
The property described herein is located within an area where land
is used for agricultural production. Owners, residents and other users
of this property may be subjected to inconvenience, discomfort and
the possibility of injury to property and health arising from normal
accepted agricultural practices and operations, including but not
limited to, noise, odors, dust, operation of machinery of any kind
including aircraft, storage and disposal of manure, and application
of fertilizers, soil amendments, herbicides, and pesticides. Owners,
occupants and users of this property should be prepared to accept
such inconveniences, discomfort and possibility of injury from normal
agricultural operations, and are hereby put on official notice that
Section 4 of Pennsylvania Act 133 of 1982, 'The Right to Farm
Law,'[1] may bar them from obtaining a legal judgment against such
normal agricultural operations." A copy of the final plan shall be
issued to the purchaser of each lot within the subject subdivision.
The note shall be included on all deeds of the subject subdivision.
[1]
Editor's Note: See 3 P.S. § 951 et seq.
K.
A complete landscape plan, prepared by a landscape architect, showing
the location, size and type of all plant material required by provisions
of this chapter or any other applicable Township regulations, including
but not limited to, screening, buffer planting, parking landscaping,
replacement trees, and street trees. The landscape plan should be
provided on separate sheets and must include the signature and seal
of the registered landscape architect responsible for preparation
of the plan.
L.
A detailed schedule of inspections, as generally outlined by § 388-58 of this chapter, which is tailored for the site under consideration.
M.
In the case of land development plans, architectural elevations shall
be submitted for review by the Township.
N.
One copy of the approved final plans shall be submitted in an electronic
GIS compatible format that is acceptable to the Township.
B.
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
C.
Certificate for review by the Township Engineer as provided in the
Appendix.
D.
A statement duly acknowledged before an officer authorized to take
acknowledgment of deeds and signed by the landowner, certifying 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; that they desire the same
to be recorded as such, and that all streets and other property identified
as proposed public property are dedicated for public use, as provided
in the Appendix. This must be dated following the last change or revision
to said plan.
E.
Certification of review by the County Planning Commission as provided
in the Appendix.
F.
Certification, with a seal, by a registered professional engineer
or registered surveyor to the effect that the survey, plan and stormwater
management plan are correct.
A.
Notification from DEP that approval of the sewage facility plan revision
(plan revision module for land development), supplement or exemption
request has been granted or notice from DEP that such approval is
not required.
B.
Notice from Lancaster County-Wide Communications stating that the
proposed private and/or public street names are acceptable.
C.
Notice from the Lancaster County Conservation District of the approval
of the Erosion and Sedimentation Pollution Control Plan.
D.
A note shall be placed on the plan indicating any area that is not
to be offered for dedication, if applicable.
E.
Written notice from the Township, Township Engineer and/or the appropriate
Authority Engineer that all proposed improvements have been designed
to the standards of the Township and/or the Authority and that financial
guarantees in a form suitable to the Board of Supervisors and the
appropriate Authority have been received. (See the Appendix[1] and Article VII).
[1]
Editor's Note: Refer to the attachments included with this
chapter.
F.
When the applicant posts financial guarantee in lieu of completion
of the improvements, the final plan shall be accompanied by a completed
improvement guarantee agreement. General examples of these agreements
are provided in the Appendix.
G.
Such written notices of approval as may be required by this chapter,
including written notices approving the water supply systems, sanitary
sewage systems and stormwater runoff to adjacent properties.
H.
The submission of a controlling agreement in accordance with § 388-42 when an application proposes to establish a street which is not offered for dedication to public use.
I.
Notification from the appropriate state and federal agencies that
permits have been issued, or are not required, for any proposed activities
within streams, wetlands or any other state or federally regulated
body of water. These permits include, but are not limited to, floodplain
encroachment permits, dam safety permits, earth disturbance permits,
stream encroachment permits, and general permits.
J.
Emergency services provider review.
(1)
The applicant shall submit the proposed project to the emergency
services provider(s) responsible for providing protection in that
area of the Township for their review and comment.
(2)
The purpose of this review shall be to provide notice to the emergency
services provider of the type and extent of the proposed use; to allow
the emergency services provider the opportunity to provide the Township
and the applicant with comments on their ability to adequately respond
to the proposed use; to recommend appropriate locations for dry hydrants;
and to allow the emergency services provider to comment on the proposed
horizontal and vertical geometry to insure adequate access for emergency
response equipment.
(3)
The emergency services provider shall respond, in writing, to the
applicant's request within 30 days of the receipt of the applicant's
submission. Failure of the emergency services provider to respond
within the above prescribed time period shall be deemed their concurrence
with the proposed project.
(4)
The applicant shall address the emergency services provider's
comments to the satisfaction of the Township.
K.
When the final plan is submitted in sections, the above notifications
for all applicable activities on the entire site, shown on the approved
preliminary plan shall be provided upon submittal of the first final
phase of the project.
A.
Lot add-on plans shall meet the following criteria:
(1)
A lot add-on plan shall only be prepared for the conveyance of land
for the sole purpose of increasing the size of an existing contiguous
tract or lot.
(2)
A lot add-on plan shall not create any additional lot(s).
(3)
A lot add-on plan shall not result in any nonconformity with the design standards found in Article V of this chapter.
(4)
A lot add-on plan shall not alter the site and/or existing stormwater
management facilities in a manner that affects the discharge of stormwater
to an adjacent property or significantly relocates a major stormwater
management facility within the project.
(5)
A lot add-on plan shall not alter a recorded plan or revise any approved
final plan which has not yet been recorded.
B.
In every case where a plan conforms to the above, the applicant shall follow the plan processing and recording procedures for a final plan as outlined in § 388-12 of this chapter. A lot add-on plan shall be filed with the Recorder of Deeds prior to the execution of a deed for the conveyance of land.
C.
Lot add-on plans shall be prepared by an engineer, surveyor, or landscape
architect licensed to practice in the Commonwealth of Pennsylvania.
The plan shall be accompanied by, or prepared in accordance with the
following:
(1)
Drafting standards. The same standards shall be required for a lot add-on plan as specified for subdivision and land development plans in § 388-19 of this chapter.
(2)
Project location and identification. The same standards shall be required for a lot add-on plan as specified for subdivision and land development plans in § 388-20 of this chapter.
B.
Certificate, signature and seal of a professional registered in the
Commonwealth of Pennsylvania and qualified to perform such duties,
to the effect that the plan is correct as provided in the Appendix.
C.
Certificate of review by the Planning Commission as provided in the
Appendix.
D.
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
E.
Certificate for review by the Township Engineer as provided in the
Appendix.
F.
A statement, duly acknowledged before an officer authorized to take
acknowledgement of deeds and signed by the landowner, 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 as such, as provided in the Appendix.
G.
Certification of review by the County Planning Commission as provided
in the Appendix.
B.
The proposed lots to be created by the separation subdivision plan
shall conform to all the following:
C.
In every case where a plan conforms to the above, the applicant shall follow the plan processing and recording procedures for a final plan as outlined in § 388-12 of this chapter.
D.
Separation subdivision plans shall be prepared by an engineer, surveyor,
or landscape architect licensed to practice in the Commonwealth of
Pennsylvania. The plan shall be accompanied by, or prepared in accordance
with the following:
(1)
Drafting standards. The same standards shall be required for a separation subdivision plan as specified for subdivision and land development plans in § 388-19 of this chapter, with the exception that all sheets to be recorded in the Recorder of Deeds Office shall be no larger than 24 inches by 36 inches.
(2)
Project location and identification. The same standards shall be required for a separation subdivision plan as specified for subdivision and land development plans in § 388-20 of this chapter.
(3)
B.
Certificate, signature and seal of a professional registered in the
Commonwealth of Pennsylvania and qualified to perform such duties,
to the effect that the plan is correct as provided in the Appendix.
C.
Certificate of review by the Planning Commission as provided in the
Appendix.
D.
Certificate for approval by the Board of Supervisors as provided
in the Appendix.
E.
Certificate for review by the Township Engineer as provided in the
Appendix.
F.
A statement, duly acknowledged before an officer authorized to take
acknowledgement of deeds and signed by the landowner, 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 as such, as provided in the Appendix.
G.
Certification of review by the County Planning Commission as provided
in the Appendix.
H.
Notification from DEP that approval of the sewer facility plan revision
(planning module), supplement, or exemption request has been granted
or notice from DEP that such approval is not required.
The following reports, as applicable, shall be included with
all subdivision and land development plans, unless otherwise specified
in this chapter, as stipulated herein.
A.
The applicant shall submit a feasibility report concerning the availability
of a public water system in or near the proposed subdivision or land
development. Said report shall be prepared by a registered professional
licensed to practice this type of work and be submitted in conjunction
with the submission of a plan for review by the Township and the applicable
authority; and, for recommendations by the local office of DEP if
determined applicable by the Township.
(1)
All lots created, and any land development plan that proposes flows
equal to or greater than 400 gallons per day, within any Urban or
Village Growth Area, or within any area that the 537 Plan identifies
to be served by public utilities, shall be served by public water.
(2)
The applicant shall connect to the existing public water system where
determined as feasible and necessary by the Board of Supervisors.
Feasibility will be determined by the Board, and be based upon the
applicable water connection ordinance and/or the applicable standards
requiring connection and the analysis provided by water feasibility
study required by this article.
(3)
For those areas not located within an Urban or Village Growth Area
or within any area that the 537 Plan identifies to be served by public
utilities, the feasibility report is not required for residential
subdivisions of four lots or less, including remaining lands; and
land development plans which propose flows less than 400 gallons per
day.
B.
If the applicant proposes connection to the public water system:
(1)
The subdivider or developer shall submit an agreement committing
the public water system to provide such water as will be utilized
by the subdivision or land development for such period of time and
under such terms and conditions as the public water system provides
water service elsewhere in its service area.
(2)
The final plan application shall include a statement from the Water
Authority or the public utility indicating the approval of the plans
for design, installation and possible financial guarantees. The Water
Authority or the public utility shall establish requirements for the
ownership and maintenance of such system.
(3)
The locations and kind of fire hydrants shall be in accordance with
the specifications of the Water Authority or public utility that operates
such water system in concert with the local fire department thread
requirements. A copy of the approval of such system by the Water Authority
or the public utility shall be submitted.
C.
If the water supply system proposed involves the utilization of water
obtained from the tract being subdivided or developed (irrespective
of whether that water is being distributed as a part of a community
water supply system), that water supply source may be utilized only
when the feasibility study, the scope of which is mutually agreed
upon by the applicant, the Township and the Township Engineer establishes
and the engineer performing the study certifies that:
(1)
Withdrawal rates and amounts shall be managed to balance natural
recharge rates and amounts on a site-specific basis to insure that
the potential of interference with adjacent properties is minimized
as follows:
(a)
The groundwater recharge on the specific tract in question will
exceed the anticipated water withdrawal during a one in ten-year drought
or a 40% below normal reduction in precipitation for recharge based
upon the following:
[1]
The area available for recharge shall be based upon post-developed
impervious conditions;
[2]
The recharge rate may include estimated recharge from on-lot
sewage disposal systems;
[3]
The recharge rate shall include an analysis of the impact of
the post-developed stormwater management system; and
[4]
The recharge rate may include estimated recharge from stormwater
management infiltration facilities.
(b)
For residential developments, the withdrawal rate shall be based
upon a rate of 262.5 gallons per day per three-bedroom dwelling. A
credit and/or waiver of this withdrawal rate may be granted if the
applicant can demonstrate that water is captured on-site by cisterns
or other means acceptable to the Township or if the applicant provides
a study prepared by a qualified professional that substantiates another
amount for the withdrawal rate.
[1]
The withdrawal rate shall be increased by 90 gallons per day
for each additional bedroom over three bedrooms.
(c)
Commercial, industrial, agricultural or any other nonresidential
withdrawal rates shall be calculated by increasing the sewage flows
as provided in the Pennsylvania Code Title 25, Department of Environmental
Protection Chapter 73, Standards for On-Lot Sewage Treatment Facilities,
Section 73.17, Sewage Flows by 20%.
[1]
For commercial, industrial, agricultural or other nonresidential
use intended, the feasibility study shall include a description of
the proposed use, the proposed number of employees and whether or
not water will be used for cleanup and/or processing or otherwise
in connection with the use. The applicant shall in addition set forth
the proposed allocation of available water supply between or among
the proposed uses and shall set forth a plan or proposal pursuant
to which such allocation can reasonably be monitored and enforced
by the Township or Authority.
(d)
Withdrawal rates for all other uses not provided for by the
above shall be based upon the maximum anticipated peak demand increased
by 20%.
[1]
The feasibility study shall include a description of the proposed
use, the proposed number of employees and whether or not water will
be used for cleanup and/or processing or otherwise in connection with
the use. The applicant shall in addition set forth the proposed allocation
of available water supply between or among the proposed uses and shall
set forth a plan or proposal pursuant to which such allocation can
reasonably be monitored and enforced by the Township or Authority.
(e)
A preliminary groundwater computer model shall be developed
to produce a plot of the anticipated drawdown within the groundwater
system to demonstrate that the installation of the proposed water
system(s) will not lower the groundwater table in the area so as to
endanger or decrease the water supplies necessary for properties adjacent
to the proposed project.
(2)
The study is approved by the Township Engineer.
D.
If water is to be provided by means other than private wells owned
and maintained by the individual owners of lots within the subdivision
or land development, the applicant shall present evidence that the
subdivision or land development is to be supplied by a certified public
utility, a bona fide cooperative association of lot owners or by the
Water Authority. A copy of a certificate of public convenience or
an application for such certificate, a cooperative agreement or a
commitment to serve the area in question, whichever is appropriate,
shall be acceptable evidence.
E.
In all cases, the applicant shall demonstrate that the water to be
supplied shall be potable and shall meet all applicable standards
of DEP or the United States Environmental Protection Agency.
F.
If community water systems are proposed, these systems shall be in
compliance with the above requirements as well as the regulations
of DEP and the Authority. The applicant shall obtain all permits and
approvals required by the Water Authority, the public utility or DEP
prior to final plan approval.
A.
The applicant shall submit a feasibility report concerning the availability
of a public sewer system in or near the proposed subdivision or land
development. Said report shall be prepared by a registered professional
licensed by the Commonwealth of Pennsylvania to practice such work
and be submitted in conjunction with the preliminary plan for review
by the Township and the applicable authority; and, for recommendations
by the local office of DEP if determined applicable by the Township.
(1)
All lots created, and any land development plan that proposes flows
equal to or greater than 400 gallons per day, within any Urban or
Village Growth Area, or within any area that the 537 Plan identifies
to be served by public utilities, shall be served by public sewer.
(2)
The applicant shall connect to the existing public sewer system where
determined as feasible and necessary by the Board of Supervisors.
Feasibility will be determined by the Board, and be based upon applicable
connection ordinance and/or the Authority standards requiring connection
and the analysis provided by the sewer feasibility study required
by this article.
(3)
For those areas not located within an Urban or Village Growth Area
or within any area that the 537 Plan identifies to be served by public
utilities, the feasibility report is not required for residential
subdivisions of four lots or less, including remaining lands; and
land development plans which propose flows less than 400 gallons per
day.
Otherwise,
B.
If the applicant proposes connection to the public sewer system:
(1)
The subdivider or developer shall submit an agreement committing
the public sewer system to provide such sewage disposal as will be
utilized by the subdivision or land development for such period of
time and under such terms and conditions as the public sewer system
provides sewage disposal service elsewhere in its service area.
(2)
The sewerage installation shall be in accordance with the specifications
of the Sewer Authority. The Sewer Authority shall establish requirements
for the ownership and maintenance of such system.
(3)
The final plan application shall include a statement from the Sewer
Authority indicating the approval of the plans for design, installation
and possible financial guarantees.
C.
If the applicant proposes to provide a community sewer system, its
construction and installation shall be in accordance with applicable
Sewer Authority specifications and all regulations of DEP. The applicant
shall obtain all permits and approvals required by the Sewer Authority
or DEP prior to final plan approval. Such community sewer system shall
be sized only to accommodate the flow from the currently proposed
development unless otherwise approved by formal agreement with the
Manor Township Board of Supervisors.
D.
On-lot sewage disposal. If the applicant proposes installation of
on-lot sewage disposal and has presented documentation satisfactory
to the applicable Sewer Authority and the Board proving the unfeasibility
of connection to public or community sewer systems, the following
documentation shall be provided:
(1)
Sewage testing required for all proposed lots. Each lot or lots to
be created shall contain a suitable location for the installation
of an initial individual on-lot sewage system except when such lot
or lots to be created are to be served by a community sewage system.
The Sewage Enforcement Officer shall perform or observe all tests
required by DEP and this chapter for the location of an individual
on-lot sewage system to confirm the suitability of the location.
(2)
Replacement location for on-lot sewage required. Each lot or lots
to be created, including land developments, shall contain a suitable
location for the installation of a replacement individual on-lot sewage
system. The Sewage Enforcement Officer shall perform or observe all
tests required by DEP and this chapter for the location of an individual
on-lot sewage system to confirm the suitability of the replacement
location. The replacement location shall comply with all regulations
issued by DEP concerning individual on-lot sewage systems, including
isolation distances, and with the terms of this chapter and any other
applicable Township ordinances. Open land allowed for the replacement
location without such testing shall not constitute compliance with
the requirements of this section.
(3)
Identification of replacement location.
(a)
The location of each initial individual on-lot sewage system
and each replacement location shall be noted on the plans. An appropriate
easement shall be provided around the replacement location and shown
on the final plan. The purchaser of each lot shall be provided with
a copy of the plans. A note shall be added to the plans stating that
no improvements shall be constructed upon the replacement location
easement, and the deed to each lot created as a part of the subdivision
or land development shall contain language reflecting this limitation.
(b)
Any revisions to a permit or plan affecting a replacement location
that previously has been approved pursuant to the provisions of this
chapter shall be approved by the Township or its authorized representative.
(4)
Construction of improvements upon or disturbance of replacement location
prohibited. The replacement location shall not be excavated, graded,
filled, or otherwise disturbed in any manner that would prevent its
use as a future location for an on-lot sewage disposal system during
development of the lot. No permanent or temporary improvements of
any character other than the planting of trees, shrubs or other plant
matter shall be constructed upon the replacement location unless the
person who desires to construct such improvements shall demonstrate
to the satisfaction of the Sewage Enforcement Officer that an alternate
replacement location which complies with all applicable Township ordinances
exists upon the lot. If such an alternate replacement location shall
be identified, the alternate replacement location may be considered
to be the replacement location required by this chapter, shall be
designated as the replacement location, and the plans shall be accordingly
revised and submitted to the Planning Commission. The newly designated
replacement location shall thereafter be considered the replacement
location for the purposes of this chapter.
(5)
The limits of both the initial individual on-lot sewage system and
the replacement system location easement for each lot must be staked
and roped off, or other acceptable measures, prior to issuance of
building permits for each lot and properly maintained during construction
until the issuance of an occupancy permit.
E.
As a part of the feasibility study, the applicant shall state the
type of sewage disposal desired for each of the proposed lots. If
other than connection to a public sewer system or the installation
of a conventional on-site sewage disposal system is intended on any
of the lots, that fact shall be indicated on the plan itself. Subdivisions
proposing a lot or lots utilizing alternate or experimental on-site
sewage disposal systems must provide evidence of approval of such
system by the Township Sewage Enforcement Officer and/or the DEP.
F.
When the Township, in accordance with the Pennsylvania Sewage Facilities
Act, Act 537 of 1966, as amended,[1] determines the necessity for a sewer facilities plan revision
(plan revision module for land development), or supplement, the Board
shall require that notice of approval from DEP be submitted as a condition
of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
A.
All residential developments or subdivisions and all nonresidential developments (with the exception of agricultural development) generating in excess of 100 vehicle trips in the peak hour shall provide studies and reports in accordance with the requirements of this section. All applicants with developments which do not meet the above stated criteria shall submit the information required in § 388-38C(4).
B.
The applicant is responsible for assessing the traffic impacts associated
with a proposed development that meets any condition set forth above.
The Township or its designee will review the applicant's assessment
and supply available data upon request to aid the applicant in preparing
the study. The applicant shall be responsible for all data collection
efforts required in preparing a traffic impact study including peak
period turning movement counts. In addition, the applicant is responsible
for ensuring that any submitted development plans meet the minimum
state and local standards for geometric design. The study shall be
conducted only by a professional engineer that has verifiable experience
in traffic engineering. Upon submission of a draft study, the Township
or its designee may review the data sources, methods and findings
and provide comments in written form. The applicant shall be responsible
for all costs for such review. The applicant will then have the opportunity
to incorporate necessary revisions prior to submitting a final study.
C.
Traffic impact study contents. A traffic impact study prepared for
a specific site development proposal shall follow the basic format
shown below. Additions or modifications should be made for a specific
site, when appropriate. This basic format allows for a comprehensive
understanding of the existing site, future conditions without the
proposed use and the impacts associated with the proposed development
plan. Following is a brief narrative for each section of a traffic
impact study.
(1)
Introduction. This section identifies the land use and transportation
setting for the site and its surrounding area.
(a)
Site and study area boundaries. A brief description of the size
of the land parcel, general terrain features, legal right-of-way lines
of the highway, and the location within the jurisdiction and the region
should be included in this section. In addition, the roadways that
afford access to the site and are included in the study area should
be identified. The exact limits of the study area should be based
on engineering judgment and an understanding of existing traffic conditions
at the site. In all instances, however, the study limits must be mutually
agreed upon by the developer, its engineer, and the Township.
(b)
Site description. This section should contain a brief narrative
that describes the proposed development in terms of its function,
size and near and long-term growth potential. This description should
be supplemented by a sketch which clearly shows the proposed development
within the site boundaries, its internal traffic circulation pattern
and the location and orientation of its proposed access points.
(c)
Existing and proposed site uses. The existing and proposed uses
of the site should be identified in terms of the various zoning categories
in the jurisdiction. In addition, identify the specific use on which
the request is made since a number of uses may be permitted under
the existing ordinances.
(d)
Existing and proposed nearby uses. Include a complete description
of the existing land uses in the vicinity of the site as well as their
current zoning. The applicant should also state the proposed uses
for adjacent land, if known. This latter item is especially important
where large tracts of underdeveloped land are in the vicinity of the
site and within the prescribed study area.
(e)
Existing and proposed roadways and intersections. Within the
study area, describe existing roadways and intersections (geometrics
and traffic signal control) as well as improvements contemplated by
government agencies.
(2)
Analysis of existing conditions. This section describes the results,
as well as the data collection efforts, of the volume/capacity analysis
to be completed for the roadways and intersections in the vicinity
of the site under existing conditions.
(a)
Daily and peak-hour(s) traffic volumes. Provide schematic diagrams
depicting daily and peak-hour(s) traffic volumes for roadways within
the study area. Turning movement and mainline volumes are to be presented
for the three peak-hour conditions (a.m., p.m. and site-generated)
while only main-line volumes are required to reflect daily traffic
volumes. Include the source and/or method of computation for all traffic
volumes.
(b)
Volume/capacity analyses at critical points. Utilizing techniques
described in the Highway Capacity Manual or Derivative nomographs
include an assessment of the relative balance between roadway volumes
and capacity. Perform the analysis for existing conditions (roadway
geometry and traffic signal control) for the appropriate peak hours.
(c)
Level of service at critical points. Based on the results obtained
in the previous section, levels of service (A through F) are to be
computed and presented. This section should also include a description
of typical operating conditions at each level of service.
(3)
Analysis of future conditions without development. This section describes
the anticipated traffic volumes in the future and the ability of the
roadway network to accommodate this traffic without the proposed zoning
or subdivision request. The future year(s) for which projections are
made will be specified by the Township and will be dependent on the
timing of the proposed development.
(a)
Daily and peak-hour(s) traffic volume. Clearly indicate the method and assumptions used to forecast future traffic volumes in order that the Township can duplicate these calculations. The schematic diagrams depicting future traffic volumes will be similar to those described in § 388-38C(2)(a) in terms of locations and times (daily and peak hours).
(b)
Volume/capacity analyses at critical locations. Describe the
ability of the existing roadway system to accommodate future traffic
(without site development). If roadway improvements or modifications
are committed for implementation, present the volume/capacity analysis
for these conditions.
(c)
Levels of service at critical points. Based on the results obtained
in the previous section, determine levels of service (A through F).
(4)
Trip generation. Identify the amount of traffic generated by the
site for daily and the three peak conditions. The trip-generation
rates used in this phase of the analysis shall be justified and documented
to the satisfaction of the Township.
(5)
Trip distribution. Identify the direction of approach for site-generated
traffic for the appropriate time periods. As with all technical analysis
steps, the basic method and assumptions used in this work must be
clearly stated in order that the Township can replicate these results.
(6)
Traffic assignment. Describe the utilization of study area roadways by site-generated traffic. The proposed traffic volumes should then be combined with anticipated traffic volumes from Subsection C(3) of this section to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(7)
Analysis of future conditions with development. This section describes
the adequacy of the roadway system to accommodate future traffic with
development of the site.
(a)
Daily and peak-hour(s) traffic volumes. Provide main-line and
turning movement volumes for the highway network in the study area,
as well as driveways and internal circulation roadways for the appropriate
time periods.
(c)
Levels of service at critical points. As a result of the volume/capacity
analysis, compute and describe the level of service on the study area
roadway system.
(d)
Final design must address both traffic flow and traffic safety
considerations to provide safe operational characteristics.
(8)
Required improvements. In the event that the analysis indicates unsatisfactory levels of service will occur on study area roadways, a description of improvements required to remedy deficiencies shall be included in this section. The levels of service shall not deteriorate to worse than C if they are currently A or B, must be maintained if they are C, and improved to C if they are D, E, or F. In addition, there shall be no increase in delay if a satisfactory level of service can not be attained. These improvements shall not include committed projects by the state and local jurisdictions that were described in Subsection C(1) of this section and reflected in the analysis contained in Subsection C(2) and (3) of this section.
(a)
Required improvements. Describe the location, nature and extent
of improvements required to assure sufficient roadway capacity. Accompanying
this list of improvements are preliminary cost estimates, sources
of funding, timing, and likelihood of implementation.
(b)
Volume/capacity analyses at critical points. Another iteration
of the volume/capacity analysis will be described which demonstrates
the anticipated results of making these improvements.
(c)
Levels of service at critical points. As a result of the revised
volume/capacity analysis presented in the previous section, present
levels of service for the highway system with improvements.
(9)
Conclusion. The last section of the report shall be a clear concise
description of the study findings. This concluding section shall serve
as an executive summary.
D.
Construction of required improvements. The applicant shall enter
into an agreement with the Township setting forth the required roadway
improvements that shall be the responsibility of the applicant to
construct as part of the applicant's development. At the sole
discretion of the Township, the applicant may enter into an agreement
with the Township setting forth the contribution to be made in lieu
of the applicant's construction of the roadway improvements that
are the responsibility of the applicant. All such agreements shall
be in a form satisfactory to the Township Solicitor.
E.
Contribution in lieu of preparation of studies. If an applicant believes
that the preparation of traffic study and report required herein is
not warranted, he may request the Board to waive the preparation of
such study.
(1)
The applicant for approval of any residential subdivision or land
development shall provide the Township with a certification of the
number and type of dwelling units to be constructed for the purpose
of determining the contribution in lieu of preparation of studies.
(2)
The applicant for approval of any commercial, industrial or institutional
subdivision or land development shall provide the Township with a
certification of the usable building floor area to be constructed
for the purpose of determining the contribution in lieu of preparation
of studies.
(3)
The applicant shall enter into an agreement with the Township setting
forth the contribution in lieu of preparation of studies to be paid
and the studies to be waived by the Township. All such agreements
shall be in a form satisfactory to the Township Solicitor.
(4)
All contributions in lieu of preparations of fees shall be paid prior
to approval of the final plan by the Township Supervisors.
(5)
All developments receiving a modification of preparation of a traffic evaluation study in accordance with this section shall provide, as a minimum, the information required in § 388-38C(4).
A.
The applicant shall submit a wetland study with the submittal of
all subdivision and land development plans. The purpose of the study
shall be to determine the presence and extent of wetlands on the site.
B.
The study shall be performed by a qualified wetland scientist. Qualified
individuals should possess a minimum of a bachelor's degree in
biology, botany, zoology, ecology, or environmental sciences. In general,
other professionals, such as engineers, landscape architects, surveyors,
planners, and geologists are not considered fully qualified to perform
wetland delineations unless they possess special ecological training
and experience beyond their discipline. The Township reserves the
right, in as much as no recognized certification program exists for
wetland scientists, to determine the qualification of those preparing
wetland delineations. Should a state or federal wetland scientist
certification program be established, the Township will consider only
those certified individuals qualified to perform delineations.
C.
For sites on which no wetlands occur, an abbreviated report may be submitted. The abbreviated report should contain the results and discussion and conclusions information as required by § 388-39D(2) of this chapter. Site location, NWI and soil maps shall be provided.
D.
Requirements for wetland studies:
(1)
Delineations should follow the procedures outlined in the 1989 Federal
Manual for Identifying and Delineating Jurisdictional Wetlands, and
any subsequent amendments.
(2)
Delineations shall be supported by reports. The reports shall contain
the following sections:
(a)
Introduction. Description of the physical features of the site,
its location and the proposed plans for the site.
(b)
Methods. Description of the methods used for the survey, with
particular emphasis on any deviation from the outlined federal method.
Relevant information includes the date of the field studies, the number
of transects and plots used, the size of vegetation quadrants employed,
the size of soil pits used, taxonomic references used, and the disposition
of any voucher specimens.
(c)
Results and discussion. Description of the findings of the study.
Soils, vegetation and hydrology for wetland and upland areas of the
site should be discussed. Any problem areas should be thoroughly treated.
(d)
Conclusions. The extent of wetlands on the site should be discussed.
The impact of the proposed project on these wetlands should also be
considered.
E.
Included in the report as appendices or tables should be:
(1)
Site location map (USGS 7.5' quadrangle will suffice).
(2)
NWI map.
(3)
Soil survey map with soil descriptions.
(4)
Data sheets for each plot.
(5)
Wetland boundary map. Wetland boundaries shall be surveyed by a registered
professional surveyor and shown on a plan of appropriate scale. The
limits of the wetland study shall be clearly shown. The plan shall
also show the location of all plots and/or transects used in the study,
the date of the delineation, a statement of the method used for the
study, the name of the consulting firm which performed the delineation,
the name of the surveyor, and a disclaimer statement indicating no
wetland boundary is considered jurisdictional until approved by DEP
and COE.
(6)
Color photos of wetlands areas on the site, with locations and directions
of view keyed to the wetland boundary map.
(7)
Resumes of the wetland scientist(s) who performed the delineation.
F.
All subdivision plans shall contain notes for future lot owners.
The wetland boundary on each lot will be clearly marked. Each lot
which contains wetlands, or to which access may be restricted by wetlands,
shall have a note which states that state and federal laws require
permits for all activities which result in a deposition of fill into
delineated wetlands. The note shall also state that refusal of such
a permit may restrict some uses of all or portions of the lot.
G.
Compensatory mitigation projects required as part of state or federal
permits shall be shown on the subdivision plans. Future lot owners
whose property encompasses all or part of a mitigation area shall
be notified that the portion of their property that includes the mitigation
area may not be altered, and is considered a jurisdictional wetland
by the state and federal governments. Lot owners may be responsible
for maintenance of mitigation areas. In order to help ensure the long-term
viability of wetland mitigation efforts, the Township discourages
multiple ownership of mitigation areas. Ownership by one individual
or a homeowners' association is encouraged. Owners of the wetland
mitigation areas must be clearly identified to the Township.
H.
The Township reserves the right to reject any submitted wetland delineations.
Should the Township feel the actual wetland area differs from that
shown on the subdivision plan, the Township shall, no later than 30
days after the date of submittal of the Wetlands Study delineation,
notify the developer and its professional wetlands consultant that
it disputes the wetland delineation contained in the Study. Having
so notified the developer and its professional wetlands consultant,
the Township shall have the right, at its own expense, to secure qualified
personnel to check the delineation and redraw the boundary as necessary.
The Township's wetlands delineation shall be submitted to the
developer and its professional wetlands consultant no later than 30
days after the Township has notified the developer that it disputes
the developer's delineation. Should the developer subsequently
disagree with the Township's delineation, and so notify the Township
and its professional wetlands consultant no later than 30 days after
the date of submittal of the Township's delineation, a jurisdictional
delineation by DEP and COE will be requested. Either or both party(ies)
whose delineation is determined to be incorrect by the jurisdictional
delineation shall be responsible for any charges associated with the
jurisdictional delineation. Failure of either party to hold to the
required time frames for delineation dispute and submittal shall constitute
a waiver of either party's delineation dispute resolution rights
under this subsection.
I.
Where the study shows the existence of wetland areas, the delineated
boundary shall be properly fenced off to prevent encroachment. Snow
fence or other acceptable material shall be used (the use of silt
fence is not acceptable). The fence shall be properly installed, at
a minimum distance of five feet outside the delineated boundary, prior
to any construction or issuance of building permits. The fence must
be properly maintained until all occupancy permits have been issued
and/or for the extent of all construction.
A.
When a historic feature exists on the subject tract, the applicant
shall submit a historic features report with the submittal of all
subdivision and land development plans. A historic feature is defined
as: a structure or archeological resource that has been listed on
or determined eligible for listing on the National Register of Historic
Places (NRHP); a structure that is a National Historic Landmark (NHL)
or National Engineering Landmark (NEL); and/or a structure considered
to have potential historic significance by the Historic Preservation
Trust of Lancaster County and/or the Pennsylvania Historical and Museum
Commission. The purpose of the report will be to determine the presence
or absence of historic features on the site as determined by this
chapter or by the Manor Township Comprehensive Plan, as amended. No
project shall be developed on a property identified by this chapter
or the Manor Township Comprehensive Plan, as amended, as containing
historic features until a report has been submitted and reviewed by
the Township.
B.
The study shall be performed by an archaeologist in the case of archeological resources [see § 388-40B(1)], or by an architectural historian, preservation planner or historic preservationist in the case of historic structures [see § 388-40B(1), (2) and (3)]. The study shall identify:
(1)
Any historic structure or archeological resource listed on or determined
eligible for listing on the National Register of Historic Places.
(2)
Is a National Historic Landmark (NHL) or National Engineering Landmark
(NEL).
(3)
Any historic structure considered to have potential historic significance
by the Historic Preservation Trust of Lancaster County and/or the
Pennsylvania Historical and Museum Commission.
C.
The report shall describe how the subdivision or land development
shall be designed to preserve, adaptively reuse, or otherwise provide
for the preservation of historic features.
D.
The report shall identify any modifications or exterior alterations
to historic features or new construction adjacent to historic features
and detail how the modifications shall be consistent with the character
and visually complementary of the historic features.
E.
The report shall identify how subdivisions and land development will
be designed so that new structures do not block historic views, or
obstruct the view of historic features.
F.
The report shall identify if the proposed land development or subdivision
will jeopardize the historic value of a historic feature because of
size, scale, construction material, or type of use of new construction
and detail how new construction will be screened or otherwise visually
buffered.
G.
Modifications or exterior alterations to historic structures and
buildings shall be consistent with the Secretary of the Interior's
Standards for the Treatment of Historic Properties, published by the
National Park Service.
H.
No historic feature shall be demolished or moved from its original
foundations as part of any subdivision or land development without
approval of the Township.
(1)
Subdivision or land development plans that include an historic feature
shall include the following note on the plan sheet to be recorded:
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"Future demolition of the historical place, site or structure identified on this plan shall be in accordance with the requirements of § 388-40 of the Manor Township Subdivision and Land Development Ordinance. The owner of the identified historical place, site or structure shall provide the Township with a letter from the State Historic Preservation Officer, the Preservation Trust of Lancaster County or other qualified Historic Preservation Specialist identifying the significance of the property, potential effects of the project that would be adverse, and suggested measures that could be employed to reduce or mitigate this adverse effect. If required by the Township, the owner of the identified historical place, site or structure shall document the resource in accordance with the Pennsylvania Historical and Museum Commission guidelines and shall provide a report to the Township for review and approval prior to commencement of demolition."
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(2)
In all cases when demolition is proposed, the applicant shall submit
to the Township a letter from the State Historic Preservation Officer,
or from the Preservation Trust of Lancaster County or other qualified
Historic Preservation Specialist identifying the significance of the
property, potential effects of the project that would be adverse,
and suggested measures that could be employed to reduce or mitigate
this adverse effect.
(3)
In evaluating any request for demolition of a historic feature, the
Township shall take into account the significance of the property,
the condition of the feature, the potential for repair, restoration,
stabilization, and reuse, the impact of the feature in relation to
the total project, and the hardship, if any, on the applicant.
I.
Applicants are encouraged to perpetuate historic names or geographic
references that are traditionally associated with the area in which
a project is located, rather than proposing project names that are
not consistent with Lancaster County traditions or culture.
