A. 
Traffic study required.
(1) 
All developments that do not meet the criteria in § 160-61A(2) or (3) shall, as a minimum, identify the amount of traffic generated by the site for daily and the three peak hour conditions (a.m., p.m. and site generated). The trip generation rates shall be justified and documented to the satisfaction of the Township.
(2) 
Abbreviated traffic impact study. Whenever a proposed project will generate 50 to 99 new vehicle trips in the peak direction (inbound or outbound) during the site peak traffic hour, the applicant shall perform an abbreviated traffic impact study. Based on this study, certain improvements may be identified as necessary to provide safe and efficient access to the development. The abbreviated traffic impact study shall include:
(a) 
A capacity analysis report prepared under the supervision of a qualified and experienced transportation engineer.
(b) 
The study area for the capacity analysis report shall only include all proposed intersections.
(3) 
Comprehensive traffic impact study. Whenever a proposed project will generate 100 or more new vehicle trips in the peak direction (inbound or outbound) during the site peak traffic hour, the applicant shall perform a comprehensive traffic impact study. Based on this study, certain improvements may be identified as necessary to provide safe and efficient access to the development.
(a) 
Transportation demand management measures such as staggered start and end work times, telecommuting, utilization of transit, greenway or trail linkages, park and ride lots, etc., may be used to reduce trip generation for the proposed development. If such measures will reduce the new vehicle trips in the peak direction during the peak traffic hour to less than 100, then an abbreviated traffic impact study may be performed in lieu of a comprehensive study. When such trip reduction measures are used to justify performance of an abbreviated study as permitted by this section, the developer and successors shall be bound by a recorded agreement to implement such measures. The terms and form of agreement shall be as mutually agreed upon by the Township and the applicant.
(b) 
A comprehensive traffic impact study shall be prepared whenever either of the following conditions exists within the impact study area:
[1] 
Current traffic problems exist in the local area, such as a high crash location, confusing intersection, or a congested intersection that directly affects access to the development.
[2] 
The ability of the existing roadway system to handle increased traffic or the feasibility of improving the roadway system to handle increased traffic is limited.
B. 
Traffic impact study requirements.
(1) 
Area of traffic impact study. The traffic impact study area shall be based on the characteristics of the surrounding area. The intersections to be included in the study shall be adjacent to the site or have direct impact upon the access to the site. The intersections shall be mutually agreed upon by the Township and the transportation engineer preparing the study. The County Planning Commission shall be called upon to resolve any disputes between the Township and the transportation engineer.
(2) 
Preparation by transportation engineer required. Traffic impact studies shall be prepared by or under the supervision of qualified and experienced transportation engineers with specific training in traffic and transportation engineering and at least two years of experience related to preparing traffic studies for existing or proposed developments.
(3) 
Horizon year. The traffic forecasts shall be prepared for the anticipated opening year of the development, assuming full build out and occupancy. This year shall be referred to as the "Horizon Year."
(4) 
Nonsite traffic estimates. Estimates of nonsite traffic shall be made, and will consist of through motorized and nonmotorized traffic and motorized and nonmotorized traffic generated by all other developments within the study area for which preliminary or final plans have been approved. Nonsite traffic may be estimated using any one of the following three methods: "build-up" technique, area transportation plan data or modeled volumes, and trends or growth rates.
(5) 
Trip generation reports required. The traffic impact study shall include a table showing the land use categories and quantities, with the corresponding trip generation rates or equations (with justification for selection of one or the other), and resulting number of trips. The trip generation rates used must be either from the latest edition of Trip Generation by ITE, or from a local study of corresponding land uses and quantities. All sources must be referenced in the study.
(6) 
Consideration of pass-by trips. If pass-by trips or shared trips are a major consideration for the land use in question, studies should be referenced and interviews should be conducted and documented at similar land uses.
(7) 
Rate sums. Any significant difference between the sums of single-use rates and proposed mixed-use estimates must be justified and explained in the study.
(8) 
Explanations required. The reasoning and data used in developing a trip generation rate for special/unusual generators must be justified and explained in the report.
(9) 
Definition of influence area. Prior to trip distribution of site-generated trips, an influence area must be defined which contains 80% or more of the trip ends that will be attracted to the development. A market study can be used to establish the limits of an influence area, if available. If no market study is available, an influence area should be estimated based on a reasonable documented estimate. The influence area can also be based on a reasonable maximum convenient travel time to the site, or delineating area boundaries based on locations of competing developments. Other methods, such as using trip data from an existing development with similar characteristics or using an existing origin-destination survey of trips within the area, can be used in place of the influence area to delineate the boundaries of the impact.
(10) 
Estimates of trip distribution required.
(a) 
Trip distribution can be estimated using any one of the following three methods:
[1] 
Analogy.
[2] 
Trip distribution model.
[3] 
Surrogate data.
(b) 
Whichever method is used, trip distribution must be estimated and analyzed for the horizon year. A mixed-use development may require more than one distribution and coinciding assignment for each phase (for example, residential and retail phases on the same site). Consideration shall also be given to whether inbound and outbound trips will have similar distributions.
(11) 
Trip assignments.
(a) 
Assignments be made considering logical routings, available roadway capacities, left turns at critical intersections, and projected (and perceived) minimum travel times. In addition, multiple paths should often be assigned between origins and destinations to achieve realistic estimates rather than assigning all of the trips to the route with the shortest travel time. The assignments must be carried through the external site access points and in large projects (those producing 500 or more additional peak direction to or from the site during the development's peak hour) through the internal roadways. When the site has more than one access driveway, logical routing and possible multiple paths should be used to obtain realistic driveway volumes. The assignment should reflect conditions at the time of the analysis. Assignments can be accomplished either manually or with applicable computer models. If a thorough analysis is required to account for pass-by trips, the following procedure should be used:
[1] 
Determine the percentage of pass-by trips in the total trips generated.
[2] 
Estimate a trip distribution for the pass-by trips.
[3] 
Perform two separate trip assignments, based on the new and pass-by trip distributions.
[4] 
Combine the pass-by and new trip assignment.
(b) 
Upon completion of the initial site traffic assignment, the results should be reviewed to see if the volumes appear logical given characteristics of the road system and trip distribution. Adjustments should be made if the initial results do not appear to be logical or reasonable.
(12) 
Total traffic impacts. Motorized and nonmotorized traffic estimates for any site with current traffic activity must reflect not only new traffic associated with the site's redevelopment, but also the trips subtracted from the traffic stream because of the removal of a land use. The traffic impact study should clearly depict the total traffic estimate and its components.
(13) 
Capacity analysis. Capacity analysis shall be performed at each of the major street and project site access intersection locations (signalized and unsignalized) within the study area. In addition, analyses must be completed for roadway segments deemed sensitive to site traffic within the study area as determined by the Township. These may include such segments as weaving sections, ramps, internal site roadways, parking facility access points, and reservoirs for vehicles queuing on- and off-site. Other locations may be deemed appropriate depending on the situation.
(a) 
The recommended level-of-service analysis procedures detailed in the most recent edition of the Highway Capacity Manual must be followed.
(b) 
The operational analyses in the Highway Capacity Manual should be used for analyzing existing conditions, traffic impacts, access requirements, or other future conditions for which traffic, geometric, and control parameters can be established.
(14) 
Required levels of service. The recommendations of the traffic impact study shall provide safe and efficient movement of traffic to and from and within and past the proposed development, while minimizing the impact to nonsite trips. The current levels-of-service must be maintained if they are Levels C or D, not allowed to deteriorate to worse than Level C if they are currently Levels A or B, and improved to Level D if they are Levels E or F.
(15) 
Documentation required. A traffic impact study report shall be prepared to document the purpose, procedures, findings, conclusions, and recommendations of the study.
(a) 
The documentation for a traffic impact study shall include, at a minimum:
[1] 
Study purpose and objectives.
[2] 
Description of the site and study area.
[3] 
Existing roadway conditions in the area of the development.
[4] 
Recorded or approved development(s) within the traffic impact study area.
[5] 
Trip generation, trip distribution, and modal split.
[6] 
Projected future motorized and nonmotorized traffic volumes.
[7] 
An assessment of the change in roadway operating conditions resulting from the development traffic.
[8] 
Recommendations for site access and transportation improvements needed to maintain and/or improve motorized and nonmotorized traffic flow to, from, within, and past the site at an acceptable and safe level-of-service. This shall include transit location, availability of bike routes, connection to a park and/or trail system.
(b) 
The analysis shall be presented in a straight forward and logical sequence. It shall lead the reader step-by-step through the various stages of the process and resulting conclusions and recommendations.
(c) 
The recommendations shall specify the time period within which the improvements should be made (particularly if the improvements are associated with various phases of the development construction), and any monitoring of operating conditions and improvements that may be required. The recommendations shall also identify who will be responsible for making the improvements.
(d) 
Data shall be presented in tables, graphs, maps, and diagrams wherever possible for clarity and ease of review.
(e) 
To facilitate examination by the Township, an executive summary of one or two pages shall be provided, concisely summarizing the purpose, conclusions, and recommendations.
(f) 
The study documentation outlined above provides a framework for site traffic access/impact study reports. Some studies will be easily documented using this outline. However, the specific issues to be addressed, local study requirements, and the study results may warrant additional sections.
C. 
Improvements.
(1) 
Responsibility. The applicant shall be responsible for the improvements required to provide safe and convenient ingress and egress to the development site.
(2) 
Coordination. The applicant shall be responsible for other improvements related to the results of the traffic impact study as may be agreed to with the Township.
A. 
Archaeological investigations. Specific state and federal guidelines and procedures for review procedures as well as pertinent legislation may be obtained by contacting the Bureau for Historic Preservation (BHP) and Pennsylvania Historical and Museum Commission (PHMC). Specific state and federal guidelines and procedures are outlined in detail in A Summary of Major Relevant Federal and State Legislation and Regulations, Appendix A, and Procedures for Compliance with Federal and Commonwealth Preservation Law, Appendix H.[1] Projects affecting or potentially affecting historical and archaeological properties are subject to review by the PHMC, BHP under the provisions of both Section 106 of the National Historic Preservation Act of 1966 and Section 10 of the 1978 Pennsylvania Historic Preservation Act. No project shall be developed on a site identified by the PHMC as containing or likely to contain features of archaeological or historic significance until procedures for compliance with federal and state regulations have been realized and the review process has been completed. All subdivisions and/or land development plans which meet the abovementioned requirements shall provide a letter of determination and/or report from PHMC, BHP addressing the following:
(1) 
The BHP letter of determination.
(2) 
Additional required action. The BHP letter may recommend one or more of the following activities:
(a) 
Phase I Survey.
(b) 
Phase II Survey.
(c) 
Phase III (Mitigation).
[1]
Editor's Note: These appendixes are included in the online version of the Code of the (Township of Elizabeth) (eCode360®). Said appendixes are also on file in the Township offices.
B. 
Preservation of historic features.
(1) 
Subdivisions and land developments shall be designed to preserve, adaptively reuse, or otherwise provide for the historic features of Elizabeth Township.
(a) 
Historic features that are retained and preserved within the project area shall be situated on a lot of sufficient size to retain its integrity of setting.
(b) 
After the lot area of the historic feature is determined, the remaining number of buildable lots that would be allowed on the subject tract may each be reduced in area, if necessary, to accommodate the same number of buildable lots on the subject tract, to not smaller than 3/4 acre.
(2) 
Modifications or exterior alterations to historic features or sites, or new construction contiguous to historic properties. New construction should be visually compatible with the character of historic features in the vicinity in terms of size, scale, mass, shape, proportion, materials and textures, rhythm and patterns, orientation and location, cornice and floor to floor heights, arrangement and size of windows on the facade, etc. See Appendix F.[2]
[2]
Editor's Note: This appendix is included in the online version of the Code of the (Township of Elizabeth) (eCode360®). Said appendix is also on file in the Township offices.
(3) 
A landscape plan shall be provided that provides buffering, using vegetative materials, walls or fencing as appropriate, between new construction and historic features to help mitigate adverse visual or auditory impacts and to help the historic feature retain its integrity of setting.
C. 
Demolition restricted. Applicants whose applications for demolition, removal, or relocation are approved may be subject to conditions that include but may not be limited to the following. (The applicant will be informed at the conclusion of the review process regarding any conditions that must be satisfied. Refusal to comply with the conditions will be deemed a violation.)
(1) 
A complete set of exterior and interior photographs of the building or proposed for all demolition, removal, or relocation which includes all exterior elevations, interior spaces, and all significant architectural features.
(2) 
A historic structure report which may include any or all of the following:
(a) 
Physical description including a site plan with North arrow, showing all buildings on the parcel, nearby roads, landmarks, streams, etc., a written description of the general area, a written description of the lot or parcel with relationships of buildings one to another, and a written description of each building with exterior and interior word pictures.
(b) 
Historic narrative telling the story of the property and including a bibliography.
(c) 
Chain of title including documentation of the source of the information such as the deed or will book, volume, page number, etc.
(d) 
Photo documentation including general photos of property showing relationships of buildings and detailed photos (interior and exterior) of all buildings.
(e) 
Measured drawings labeled and cross-referenced to photographs of the same detail.
(f) 
Appendices including copies of deeds and wills, maps, and other supporting materials.
(3) 
A plan for the salvage of architectural features and/or building materials.
D. 
Retention of local names. 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 Elizabeth Township or Lancaster County traditions or culture.
A. 
Dedication. All plans for residential subdivision of land or residential land developments shall provide for the dedication of land for park and open space uses, and/or, upon agreement by the applicant, the construction of recreation facilities, the payment of fees in lieu thereof, the private reservation of land, or any combination thereof. All dedications of land for park and open space purposes shall be consistent with standards contained within the Comprehensive Plan.
B. 
General requirements. The applicant shall designate areas of residential subdivisions or residential land developments for parks, playgrounds, or other public open space and recreational uses in accordance with the provisions of such plans. The applicant shall make an irrevocable offer of dedication for such land to the Township, as required by the Board of Supervisors, title to such land shall be good and marketable, free of liens or other defects, and acceptable to the Township Solicitor. The Board of Supervisors may, upon agreement of the applicant, authorize the transfer of the land to a homeowner's association or to a nonprofit corporation whose purpose is the conservation or preservation of land.
C. 
Land requirements for proposed recreation areas. Land required to be provided for recreation area for residential subdivisions or land development plans not exempted from the provisions of this section shall comply with the following requirements:
(1) 
The minimum lot area which shall be dedicated shall be 0.04 acre per lot or dwelling unit.
(2) 
Such land set aside shall be suitable to serve the purpose of active and/or passive recreation by reason of its size, shape, location and topography and shall be subject to the approval of the Board of Supervisors.
(3) 
In no event will the amount of land to be dedicated for recreation be less than the minimum lot size for the zoning district in which the subdivision or land development is located.
(4) 
The developer may request that the Township not require the dedication of land, and any such request shall be accompanied by an offer to pay a fee in lieu of dedication of the land, computed in accordance with the regulations under § 160-63D, an offer to construct recreation facilities and/or an offer to privately reserve land for park or recreation purposes.
D. 
Fee in lieu of dedication. The applicant may, with the consent and approval of the Board of Supervisors, elect to pay a fee to the Township in lieu of the park and open space dedication and so note on the plans.
(1) 
The amount of any fee to be paid in lieu of dedication of land shall be equal to the average fair market value of the land (based on the unimproved land value) otherwise required by this section or shall be in accordance with the Township's adopted flat fee-in-lieu schedule which establishes a fixed price per lot, unit, or acre. If the applicant does not desire to pay the fixed fee established by resolution, the applicant shall provide evidence of the fair market value of the amount of land required to be dedicated as follows:
N x (average FMV of one acre) = fee.
Where: N = the number of acres required to be dedicated for park and open space purposed, calculated in accordance with § 160-63C and FMV = fair market value based on the unimproved land value.
(2) 
Determination of market value.
(a) 
The applicant shall provide the Board of Supervisors with all information necessary to determine the fair market value of the land, including, but not limited to, the following:
[1] 
If the applicant is the equitable owner, or purchased the land in fee simple less than two years prior to the preliminary or final plan submission, a copy of the agreement of sale or real estate transfer tax affidavit of value.
[2] 
If the applicant is the equitable owner, or purchased the land in fee simple more than two years prior to the preliminary or final plan submission, an opinion of value of the property by a state certified appraiser acceptable to the Board of Supervisors.
(b) 
Any applicant aggrieved by the fee established shall have the right to secure a second opinion of value of the property by a state certified appraiser acceptable to the Board of Supervisors. The two estimated values shall be averaged, with the result being the amount upon which the fee will be based.
(3) 
The applicant shall pay the fee prior to the recording of each phase of the final plan and shall be in an amount equal to the percentage of the total number of dwelling units in the phase.
E. 
Park fund. All fees paid to the Township by the developer in lieu of dedication of park and open space land shall be deposited in a separate interest-bearing account. Fees deposited to this account shall be administered as required by the MPC.
F. 
General design criteria. Except as provided in § 160-63G and H, the type of areas to be dedicated for park and open space land within a subdivision or land development plan shall principally involve neighborhood parks which are defined as "those parks providing primarily active outdoor recreational opportunities located within half-mile radius from a majority of the residences to be served thereby." Exceptions to this will be when dedications are made to a community park which serves the subdivision and is located within a two-mile radius of the majority of the residences to be served, or a county park which serves residences located within a ten-mile radius. The land set aside for park and open space uses shall meet the following design criteria:
(1) 
The park and open space land shall be reasonably located so as to serve all of the residents of the subdivision or land development.
(2) 
The park and open space land shall be accessible from a street either directly or by pedestrian connection or shall adjoin and become a part of an already existing public park or open space area that is accessible from a street. Where access to the park is by public road, the width of the frontage shall be a minimum length deemed necessary by the Township for access, visibility of the site, and public safety.
(3) 
No more than 25% of the park and open space land shall contain detention basins or other stormwater management facilities, or be located within a floodplain or wetland unless such area is part of a linear trail or green way along an existing watercourse. In all cases, land containing a detention basin or other stormwater management facilities, floodplains, or wetlands must be suitable for public recreation use without compromising the function of these areas.
(4) 
The park and open space land shall be compact and contiguous unless the land is located adjacent to and combined with existing park and open space land, or specific topographic features require a different configuration. An example of such topographic features would be the provision of linear public open space along a scenic creek.
(5) 
When public park and open space land exists adjacent to the subject tract, the park and open space land shall be located to adjoin and enlarge the presently existing park and open space land.
(6) 
The park and open space land shall be accessible to utilities such as sewer, water, and power that are provided within the subdivision, and if so, the developer shall extend such utilities to the park and open space land.
(7) 
If the developer is planning to construct facilities for recreation on the dedicated property as an amenity for the development, such facilities shall be constructed in accordance with current standards established by the National Recreation and Park Association. Where applicable, facilities constructed shall also comply with the accessibility guidelines of the Americans with Disabilities Act of 1990. Playground equipment constructed or placed on parkland shall be in compliance with guidelines from the Consumer Products Safety Commission.
G. 
Existing trails.
(1) 
When a subdivision or land development is traversed by or abuts an existing public trail, customarily used by pedestrians and/or equestrians, the applicant shall make provision for the continued recreational use of the trail, subject to alterations of the course of the trail within the boundaries of the development under the following conditions:
(a) 
The points at which the trail enters and exits the tract shall remain unchanged.
(b) 
The proposed alteration exhibits quality trail design according to the generally accepted principles of landscape architecture.
(c) 
The proposed alteration does not run coincidentally with the paved road intended for use by motorized vehicles.
(2) 
The land set aside for the continuation of such existing trail shall be counted towards the amount of park and open space land.
H. 
Trails and linear parks. The trail or linear park shall conform to the Comprehensive and any County-wide trail and recreation master plan, and appropriate County Comprehensive Plan. The Board of Supervisors may require, as a condition of final plan approval, the dedication and improvement of trails and linear parks, which may be credited toward the park and open space land requirement. Trails and linear parks developed and dedicated for public use may be credited toward the park and open space land requirement.
I. 
Additional recreation reservations. The provisions of this section are minimum standards and shall not be construed as prohibiting a developer, with the approval of the Board of Supervisors, from dedicating or reserving other land for recreation purposes in addition to the requirements of this chapter.
J. 
Private reservation of land. Notwithstanding anything contained in this section, the applicant may, with the consent and approval of the Board of Supervisors, elect to fulfill the open space requirements through the private reservation of a recreation area.
(1) 
Any project that proposes the private reservation of land shall be accompanied by an agreement, which shall be acceptable to the Township, and which shall be recorded prior to or concurrent with the preliminary plan approval. Such agreement shall stipulate:
(a) 
That maintenance of the designated open space is the responsibility of the applicant, a homeowners' association, a condominium unit owners' association, or other recognized conservation organization.
(b) 
The availability of such private open space to nonresidents of the development.
(c) 
The method by which the private reservation may be offered for public dedication.
(d) 
That the land cannot be developed for anything other than open space purposes.
(e) 
That the land cannot be sold or disposed of by the association except to another organization formed to own and maintain said open space and without first offering to dedicate the land and improvements to the Township.
(2) 
If such lands are to become common elements of a homeowners' or condominium unit owners' association of any type, then such association's organizational by-laws must conform to the requirements of applicable state law.
K. 
Construction or recreation facilities. Notwithstanding anything contained in this section, the applicant may, with the consent and approval of the Board of Supervisors, elect to fulfill the open space requirements through the construction of recreational facilities. All approved recreation facilities constructed in lieu of land dedication shall be included within the cost estimate for the financial security.
When there is a reasonable probability that a project will affect or be affected by carbonate geologic hazards, the Board of Supervisors shall require submission of a hydrogeologic report. In reaching a determination of whether a project will affect or be affected by carbonate geologic hazards, the Board of Supervisors shall consider the presence or absence of carbonate features in the vicinity of the project, the testimony of qualified expert witnesses, and such other reasonable information as may be available. When a hydrogeologic report is required, an aquifer test (see § 160-65) shall also be required. All hydrogeologic reports shall be prepared at the applicant's expense by a licensed geologist qualified in such matters. Each hydrogeologic report shall contain:
A. 
A map showing all sinkholes, depressions, lineaments, faults, outcrops, springs, drainage entering the ground, water table, soil mottling and ghost lakes, and all features that may relate to the quality and availability of groundwater within 200 feet in all directions from the subject tract.
B. 
A map outlining all private wells within a radius of 200 feet of the subject tract and all public water supplies, associated pipes, hydrants, and future service areas within 200 feet in all directions of the subject tract provided such information is available from public sources or documents.
C. 
A listing of all referenced data, published and otherwise.
D. 
A topographic site map with the site clearly outlined.
E. 
A map indicating the location and design of all on site wastewater disposal systems and secondary systems.
F. 
A description of anticipated water quality impacts to areas located downgradient and areas located along the geologic strike.
G. 
A description of on site mitigation measures that could be applied to minimize impacts of the project or to correct existing problems.
All applicants proposing the creation of lots which would be served by individual wells or new community water systems shall meet all requirements of Chapter 181, Water.