A.
Submission.
(2)
Prospective developers should consult with the Pennsylvania Department
of Environmental Protection (PA DEP) concerning wetlands, soil suitability
when on-site sewage disposal facilities are proposed, and other issues
which may be permitted by DEP. Prospective developers should also
consult with a representative from the York County Conservation District
concerning erosion and sediment control and the effect of geologic
conditions on the proposed development. At the same time, developers
should consult the FEMA Floodplain Maps as to whether or not any flood
hazards either exist or will be created as a result of the subdivision
or land development.
(3)
The submission and review of a sketch plan shall not constitute formal
filing of a plan with the Township.
B.
Requirements.
(1)
A land development sketch plan need not be drawn to scale nor provide
precise dimensions.
(2)
The sketch plan should be submitted to the Township staff and should
show the following information:
(a)
Name and address of landowner and applicant, name of municipality,
title, North arrow and date.
(b)
Tract boundaries with approximate dimensions.
(c)
Location map showing the relationship of the land development
to the surrounding area and community.
(d)
Topography, swales, major tree stands, streams, floodplains,
wetlands, and other significant existing site features.
(e)
Number of acres in tract, average lot size, approximate number
of lots, and anticipated type of development and/or uses contemplated.
(f)
Existing and proposed streets, highways, rights-of-way, type
of water supply and sanitary sewer disposal, and landscaping.
(g)
Proposed lot layout.
(h)
Approximate location of existing utilities which could provide
service to the development.
(i)
All public reservations such as schools, parks, etc.
(j)
Existing parcel numbers.
A.
Requirements.
(1)
Plan submission. The preliminary plans, supporting documentation, and reports shall be prepared in accordance with §§ 235-10 through 235-13. When revised submissions are made, only eight sets of plans and two sets of supporting documentation and reports shall be submitted to the Township staff. Revised submissions must be made at least 10 working days prior to the scheduled meeting at which the plan is to be reviewed by the Township Planning Commission or Board of Supervisors.
(2)
Drafting standard.
(a)
The plan shall be neatly organized and legibly presented at
a scale of 10 feet, 20 feet, 30 feet, 40 feet, 50 feet, or 100 feet
to the inch.
(b)
Dimensions for the entire property boundary shall be in feet
and decimals and all bearings shall be in degrees, minutes, and seconds
read in a clockwise direction. The description shall be based upon
a field survey and have an error of closure not greater than one foot
in 10,000 feet. On parcels larger than 50 acres, any property line
used to create or modify lots shall be based upon an actual field
survey.
(c)
The sheet size shall be a minimum of 24 inches by 36 inches.
If a plan is prepared in more than one section, a key map showing
the location of the various sections shall be placed on each sheet.
If more than one sheet is required, each sheet shall be numbered to
show the relationship to the total number of sheets and a sheet layout
index shall be provided.
(d)
All profile sheets shall include both horizontal and vertical
alignments on the same sheet with vertical scale of one inch equals
five feet and a horizontal scale consistent with the subdivision or
land development plan as submitted.
(e)
All submissions shall include an existing features sheet relating
the existing features on the site to the existing property line.
(f)
When any lot consolidation or reverse subdivision is proposed,
a separate plan sheet shall be required.
(g)
Where the subject site is greater than 10 acres, a key map at
a scale not smaller than 400 feet to the inch, showing the entire
tract, its topography at contour intervals of at least 20 feet, its
man-made and natural features, and the proposed street layout for
the entire tract; abutting streets and names of abutting property
owners; and the portion of the tract should be included in the preliminary
plan submission. Otherwise, the plan shall be prepared to the standards
listed above.
(3)
Plan identification. The following information shall be shown on
all plans.
(a)
The designation "Preliminary Subdivision Plan" or "Preliminary
Land Development Plan."
(b)
The proposed project name or identifying title.
(c)
The municipality or municipalities in which the land is located.
(d)
The date(s) of submission and any revisions of the plans.
(e)
The name and address of the owner, equitable owner, developer,
and firm that prepared the plans, as applicable.
(f)
The deed book and reference number for the property as shown
in the office of the York County Recorder of Deeds. The Tax Map and
lot number assigned to the property by the York County Tax Assessment
Office.
(g)
The applicant shall fully investigate and reference on the plans
any previous subdivisions which have occurred on the parcel. They
shall indicate on the plan any prior notes, easements, rights-of-way,
restrictions, etc., that may impact the current proposal. This shall
also include any previous or proposed parcel numbers and UPI numbers.
(h)
The names and associated plan of record references of all immediately
adjacent property owners.
(4)
Plan location. The following information shall be shown on all plans.
(a)
A location map drawn to a scale of not more than one inch equals
2,000 feet relating the property to at least two intersections of
existing public roads. Clearly label all neighboring roadways, bodies
of water, and municipal boundary lines.
(b)
The location and description of existing and proposed lot line
markers and monuments along the perimeter of the entire existing property.
All property corner monumentation shall be labeled as "found," "set,"
or "to be set."
(c)
A North point (oriented to the top of the plan sheet, if practical),
a graphic scale, a written scale, the plan date (including month,
day, and year) and the date of all plan revisions.
(d)
A bench mark shall be established within or immediately adjacent
to the property. When within 2,000 feet of a Township GPS monument,
such monument shall be used as the bench mark. When not available,
the bench mark datum shall be based upon the United States Geological
Survey (USGS) datum.
(e)
Existing and proposed contours of the site at a vertical interval
of two feet for sites with an average slope of 10% or less and at
a vertical interval of five feet for sites with average slopes exceeding
10%.
(f)
Any of the following located on or within 400 feet of the development
area or as listed, when having an impact on the development:
[1]
The names of all streets, access drives, alleys, and driveways.
Label and dimension right-of-way width and cartway width.
[2]
The width of all easements and rights-of-way, including those
for access, stormwater management, and utilities.
[3]
Buildings and other structures.
[4]
All public or community sanitary sewer and water supply facilities
within 1,000 feet, including type and size.
[5]
All on-lot sanitary sewers, wells and other water supply facilities
within 1,000 feet.
[6]
Stormwater management and conveyance facilities including existing
seepage beds.
[7]
Overhead and underground utility lines including gas and oil
transmission lines.
[8]
Underground storage tanks.
[9]
Fire hydrants within 1,000 feet.
(5)
Existing features.
(a)
The gross and net acreage of the existing and proposed parcels
shall be provided in table form.
(b)
The zoning district and boundary lines for the subject property
and the surrounding land.
(c)
The soil boundaries and types shall be shown on the plans along
with a table identifying the soil type, average slope, degree of erosion
for each soil, and accompanying data relating to suitability for construction
(and, in unsewered areas, the suitability for septic systems). All
soil data shall be based upon the most recent version of the York
County Soil Survey or an actual soil survey of the property by a qualified
soil scientist.
(d)
The location of all wetlands (as delineated by a qualified professional),
all streams and watercourses, any springs and water sources, wooded
areas, rock outcropping (greater than five feet in diameter), historic
sites (as requested by the West Manheim Township Board of Supervisors
and as listed with Historic York, Inc.), any areas of archeological
significance (as identified by the Pennsylvania Historical and Museum
Commission), or any significant natural and/or historical features
listed in the most recent version of the Comprehensive Plan.
(e)
Any floodplains, as delineated by the Federal Emergency Management
Agency on the Flood Insurance Rate Maps, shall be clearly shown on
the plans. All such floodplains shall be clearly labeled "one-hundred-year
floodplain." All development in or adjacent to any floodplain shall
be designed in accordance with the West Manheim Township Code.
(f)
Vegetation cover conditions on the property according to the
general type, including cultivated land, permanent grassland, meadow,
pasture, old field, hedgerow, woodland and wetland, trees with a caliper
in excess of 15 inches, and the actual canopy line of existing trees
and woodlands. Vegetative types shall be described by plant community,
relative age and condition.
(g)
Ridgelines and watershed boundaries shall be identified.
(h)
Geologic formations on the proposed development parcel, including
rock outcroppings, cliffs, sinkholes, and fault lines, based on available
published information or more detailed data obtained by the applicant.
(6)
Proposed features.
(a)
The layout of the proposed lots.
(b)
The location and configuration of all proposed buildings and
structures, parking compounds, streets, access drives, driveways,
curbs, sidewalks, street trees, signs, lighting, and trash collection
areas, as applicable.
(c)
The following shall be provided in a site data table:
[1]
The total number of lots proposed, total number of units proposed,
lot density, minimum lot size allowed and proposed, maximum lot size
allowed and proposed, minimum lot width allowed and proposed, maximum
lot coverage allowed and proposed maximum building coverage allowed
and proposed maximum building height, and any other information as
required by the Township.
[2]
Additionally, a statement showing the criteria used to calculate the required off-street parking, lot coverage, and other zoning data as required by Chapter 270, Zoning.
[3]
The proposed land use as defined by Chapter 270, Zoning. If multiple land uses are proposed, the location of each land use shall be shown on the plans.
[4]
The proposed types of sanitary sewage disposal and water supply
(including the name of the authorities providing sewer and water).
(d)
Building setback lines with distances from the property and
street right-of-way. For rectangular lots, a typical example may be
used to dimension front, side and rear yard setbacks. For irregularly
shaped lots, however, all setback lines shall be shown and dimensioned.
(e)
Complete description of the center line for all new streets
and alleys, including distances and bearings with curve segments comprised
of radius, tangent, arc and chord.
(f)
Typical cross sections, names, center-line profiles, and widths
of rights-of-way and alleys shall be noted in the site data.
(g)
Vertical and horizontal alignment for each proposed street.
All profiles shall show the existing (natural) profile along the center
line, proposed grade at the center line, and length and design criteria
of all proposed vertical curves for streets.
(h)
Clear sight triangles at street intersections as set forth in § 235-46E(6) and at access drives, and driveways as set forth in § 235-51F of this chapter.
(i)
Safe sight stopping distance at street intersections as set forth in § 235-46E(7) and at access drives and driveways as set forth in § 235-51E of this chapter.
(j)
Vertical and horizontal alignment for each proposed sanitary
sewer facility, water distribution system, and stormwater management
facility. All sanitary sewer and water distribution systems shall
provide manhole locations and numbers (based on the Township numbering
system), locations of all service connections, rim and invert elevations,
and size, type, and slope of piping.
(k)
When on-lot water supply is proposed, the approximate location
of all well sites shall be shown. The required isolation distance
of 100 feet for proposed wells from on-lot sewage disposal systems
shall be shown on the plans.
(l)
When an on-lot sewer system is proposed, the location of the
sewer system and the replacement sewer system shall be shown on the
plans. This shall include all passing and failing perc and probe locations
and slope across all perc locations.
(m)
For all land development plans, a grading plan shall be provided
which shows the finished grades, ground floor elevations, and basement
floor elevations.
(n)
Parcels of land intended to be dedicated or reserved for public,
semipublic, or community use.
(o)
The location and width of any easements and/or rights-of-way
proposed with the plan.
(q)
If construction is to occur in phases, a plan showing the progression
of phases, how each phase is related to completed and future phases,
and a time line indicating when each phase is to be commenced and
completed.
(7)
Certification and notification.
(a)
A statement on the plan by the professional, registered by the
Commonwealth of Pennsylvania, qualified to perform such duties, responsible
for the development of the plan, that the survey, plan, and accompanying
reports are correct. This statement shall appear on the plans and
all accompanying reports and shall include the signature and seal
of the professional. See Appendix No. 2 for the required wording.[1]
[1]
Editor's Note: Appendix No. 2 is on file in the Township offices.
(d)
A signature block for the York County Planning Commission and
a space for the York County Recorder of Deeds information.
(e)
A statement on the plan identifying any existing or proposed
waivers, variances, special exceptions, conditional uses, and/or existing
nonconformities.
[1]
The action taken by the Board of Supervisors, the date the action
was taken, and any conditions on approval of waivers, and/or conditional
uses.
[2]
The action taken by the Zoning Hearing Board, the date the action
was taken, and any conditions on approval of variances and/or special
exceptions.
(f)
Where the land included in the subject application has an electric,
telecommunication, or telephone transmission line, a gas pipeline,
or a petroleum or petroleum products transmission line located within
the property, the application shall be accompanied by a copy of the
right-of-way agreement or a letter from the owner or lessee of such
right-of-way stating any condition on the use of the land and the
minimum building setback and/or right-of-way lines. A copy of the
recorded agreement may be provided to satisfy this requirement.
(g)
The proper notification of the Pennsylvania One Call system
along with the wording required by Act 187, as amended,[4] the date the notification was made, the name of the individual
making the notification, and the serial number given to the project
by the One Call system.
[4]
Editor's Note: See 73 P.S. § 176 et seq.
B.
Supporting documentation. The following documentation shall be provided
in accordance with applicable provisions:
(1)
A feasibility report for sewer and water supply and facilities for the proposed land development as described in § 235-35, along with the recommendations of the local office of the PA DEP.
(3)
A planning module for land development in accordance with the requirements
of the PA DEP.
(5)
In the event that the plans propose an extension of service into
the project by any authority, utility, or jurisdiction other than
the Township, a statement from the applicable authority, utility,
or jurisdiction regarding the adequacy of such extension shall be
submitted.
(6)
A copy of previous subdivision or land development plans, and deed
restrictions for the property currently proposed for development.
(9)
A wetland study in accordance with the requirements of the United
States Army Corps of Engineers and the PA DEP.
(11)
A floodplain analysis in accordance with the West Manheim Township
Code.
A.
Requirements.
(1)
Plan submission.
(a)
The final plans, supporting documentation, and reports shall be prepared in accordance with §§ 235-10, 235-11, 235-18 and 235-19. When revised submissions are made, only eight sets of plans and two sets of supporting documentation and reports shall be submitted to the Township staff. Revised submissions must be made at least 10 working days prior to the scheduled meeting at which the plan is to be reviewed by the Township Planning Commission or Board of Supervisors.
(b)
Final plans shall conform in all important details with the
preliminary plans as previously approved, and any conditions specified
in the approval of preliminary plans shall be incorporated in the
final plans.
(2)
Drafting standard. The same drafting standards are required for a final plan as specified for the preliminary plan in § 235-33A(2). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
(3)
Plan identification. The following information shall be shown on
all plans.
(a)
The same plan identification standards are required for a final plan as specified for the preliminary plan in § 235-33A(3). The following requirements shall be adjusted per the final plan:
[1]
The designation "Final Subdivision Plan" or "Final Land Development
Plan."
(4)
Plan location. The following information shall be shown on all plans:
(a)
The same plan location standards are required for a final plan as specified for the preliminary plan in § 235-33A(4). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
(5)
Existing features. The same existing features are required for a final plan as specified for the preliminary plan in § 235-33A(5). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
(6)
Proposed features. The same proposed features are required for a final plan as specified for the preliminary plan in § 235-33A(6). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan. A summary table identifying the lot number, UPI number, addresses and lot area for all proposed lots shall be provided.
(7)
Certification and notification. The same certification and notification are required for a final plan as specified for the preliminary plan in § 235-33A(7). Any applicable requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan.
B.
Supporting documentation. The same documentation shall be submitted for a final plan as submitted for the preliminary plan in § 235-33B. The following requirements shall be adjusted per the final plan and show any changes or modifications that have been made since the approval of the preliminary plan. The following documentation shall be provided in accordance with applicable provisions:
(1)
Certification that the method of sewage disposal and water supply,
if applicable, has been approved by the PA DEP.
(3)
A copy of previous subdivision or land development plans, and deed
restrictions for the property currently proposed for development.
(4)
A copy of such private deed restrictions, as may be imposed upon
the property as a condition of sale by the present owner.
(5)
A copy of such community association documents, also known as "homeowners'
association document" or a "condominium association document."
(6)
Certificates from the Pennsylvania Public Utilities Commission and
any other certificates as may be required by this chapter.
(7)
Certification to the Township Engineer that the applicant has installed all improvements to the specifications of this chapter and any conditions attached by the Township Board of Supervisors. Otherwise, that the applicant has posted an improvement bond in an amount sufficient to assure completion of all required improvements; or in the case of a minor land development made sufficient, in lieu of improvements fee payment, in accordance with Article VI.
(8)
A maintenance guarantee of all improvements in a form acceptable to the Township and in accordance with Article VI.
(9)
All filing fees, recreation fees, and additional fees as may be required
by this chapter.
A.
The applicant shall submit a feasibility report on sewer and water
supply and facilities in duplicate concerning the availability and
adequacy of sewer and water facilities in or near a proposed land
development. Said report shall be prepared by a professional engineer
and be submitted at the time of the submission of the preliminary
plan.
B.
The feasibility report on sewer and water supply and facilities shall
consist of an examination of possible connection to an existing sanitary
sewerage system and water supply system. The study shall include the
distance from the nearest public sanitary sewer and public water line
and the capacity of the existing system(s) to accommodate the proposed
land development.
C.
Sewer facilities.
(1)
If the proposed method of public sanitary sewer service is found
to be feasible, formal application shall be made to the PA DEP and
a permit obtained from the Bureau of Water Quality Management prior
to construction of sewers and treatment facilities.
(2)
The Board of Supervisors will approve the use of on-lot sewage disposal
systems only when the Township SEO and the PA DEP certifies that both
an initial location and a replacement location for the on-lot sewage
disposal system are present on each lot and the feasibility report
indicates:
(a)
Connection to a public or community sewerage system is not possible
due to the distance to the closest system or the capacity of the system.
(b)
A nitrate study in accordance with PA DEP regulations shall
be provided for every lot proposing the use of on-lot sewage disposal
systems. The study shall be utilized to determine the minimum lot
size required for the use of such system.
(c)
The soil absorption areas are satisfactory for the type of system
proposed.
(d)
Such systems will not endanger groundwater supplies below the
level of the absorption system.
(e)
The replacement location shall be of a size and capacity to
allow complete abandonment of the initial system in the event of failure.
(f)
The replacement locations shall be accurately located on the
plan, protected from traffic, and no filling or excavation shall be
allowed within its boundary. A note should be added to the plan setting
forth the aforementioned restrictions.
(g)
The standards for installation of the replacement system shall
be as required by the PA DEP at the time of its construction.
[1]
Soils tests shall be performed in accordance with the regulations
of the PA DEP and shall be certified by the Township Sewage Enforcement
Officer and/or PA DEP.
[2]
If the DEP determines that the on-site sewage system requires
a nitrate recharge easement, the easement area shall be located on
the residual tract. All restrictions required by the approval from
the PA DEP shall be clearly indicated on the plan. The on-site septic
system must be located on the proposed parcel being created by the
subdivision.
D.
Water supply facilities.
(1)
If the proposed method of public water supply service is found to
be feasible, a letter or formal agreement from a water service provider
regulated by the Pennsylvania Public Utilities Commission and approved
and permitted by the PA DEP must be submitted to the Township.
(2)
The Board of Supervisors will approve individual on-lot groundwater
or community water systems only when the hydrogeologic and groundwater
assessment report indicates that:
(a)
Justification detailed in § 235-36 of this chapter cannot be met and the project necessitates consideration of this method;
(b)
The water supply yield is adequate for the type of development
proposed; and
(c)
The installation of such systems will not endanger or decrease
the groundwater supplies of properties adjacent to the land development.
A.
A hydrogeologic and groundwater assessment report is required to be submitted at the time of the submission of the application for approval of the preliminary plan, in accordance with §§ 235-11 and 235-33, respectively, of this chapter. As such:
(1)
All proposed land developments listed below, in which the lots will
rely on groundwater or community water systems as the primary source
of drinking water or process water, shall include a hydrogeologic
and groundwater assessment report for the proposed development.
(2)
A professional geologist or engineer with expertise in hydrology,
soils and geology and licensed in the Commonwealth of Pennsylvania
shall complete the hydrogeologic and groundwater assessment report.
(3)
A hydrogeologic and groundwater assessment report is required for
all proposed land development projects when any of the following conditions
are present:
(a)
A proposed residential or nonresidential development with a
groundwater withdrawal rate greater than 1,900 gallons per day from
a single well or a combination of wells, or a proposed residential
development, which contains up to five lots, either initially or cumulatively,
when each lot is less than 43,560 square feet in size.
(b)
All proposed residential developments, including phased development,
containing five or more lots, either initially or cumulatively, of
any size.
B.
Hydrogeologic and groundwater assessment report requirements. The
hydrogeologic and groundwater assessment report shall contain the
following components:
(1)
prestudy consultation.
(a)
Prior to conducting the assessment, the applicant and/or his representative is required to meet with the Township Board of Supervisors to discuss and review the scope and details of the study and to discuss and clarify any requirements of § 235-33.
(b)
The Township Board of Supervisors shall approve the scope of
the report the method of analysis of the study, and the testing procedures
prior to initiating the study.
(2)
Background information:
(a)
The assessment shall include the name, address, and telephone
number of the person or firm responsible for conducting the study;
(b)
Detailed description and mapping of the geologic formations
of site;
(c)
Copies of any and all Pennsylvania Geologic Survey and Susquehanna
River Basin Commission well inventories of existing nearby wells,
especially high-rate municipal and industrial production wells; including
the locations, depths, size, screened interval, construction type,
and permits and allocation approvals for all wells;
(d)
Inventory of surrounding properties for existing domestic wells;
determine total withdrawal rates for these wells; and
(e)
Locations of septic systems and other potential contaminant
sources within one-fourth-mile radius of proposed development.
(3)
Define/map the boundary of the surface watershed in which the proposed
site is located (use relevant USGS 7.5-minute topographic map as a
base map). The approximate property boundary for the development shall
be included on the USGS topographic map.
(4)
The locations of all proposed test wells (both pumped and observation)
along with the proposed lot boundaries should be located on an accurate
site plot plan or base map.
(5)
Define known sources of groundwater contamination within the mapped
watershed boundary and the potential impact of this contamination
on the proposed groundwater use.
(6)
Define existing municipal and industrial demands on groundwater resources
located within 1/2 mile of the proposed development site.
(7)
Calculate a water budget for the subject site from on-site testing
and investigations and available information contained in published
literature and government sources for the geologic formation(s) occupying
the site. The budget calculations should document long-term average
precipitation (inches per year; in/yr), total surface runoff (in/yr),
evapotranspiration (in/yr), and groundwater recharge rates (in/yr
and gallons per day per acre). The long-term average groundwater recharge
rate should be reduced by 40% to estimate the annual amount of groundwater
recharge expected during years of drought conditions.
(8)
Confirm that there are no nearby groundwater users whose withdrawal
would inhibit the development from meeting its proposed groundwater
usage rate.
(9)
Divide the total annual groundwater recharge capacity calculated
for drought conditions available under drought conditions by 400 gpd
(one equivalent dwelling unit; EDU) to calculate the maximum number
of residential building lots that can be adequately supplied by the
groundwater resource underlying the subject development site.
(10)
The installation and testing of new water supply wells (four
inches diameter, PVC construction) for residential developments shall
be included in the assessment of each lot for up to 20 lots.
(11)
For a development of 21 or more lots, one new test well shall
be installed for each lot up to 20 lots, plus one new well on 25%
of the remaining lots.
(12)
The installation and testing of new water supply wells (four
inches diameter, PVC construction) for nonresidential developments
shall be included in the assessment on the frequency given below:
(a)
For a nonresidential user proposing to withdraw 25,000 gpd or
less, one new test well shall be installed;
(b)
For a nonresidential user proposing to withdraw more than 25,000
gpd but less than 100,000 gpd, two new test wells shall be installed;
(c)
For a nonresidential user proposing to withdraw 100,000 gpd
or more, three new test wells shall be installed.
(13)
For residential developments, a twenty-four-hour constant rate
pump test followed by a six-hour recovery test shall be conducted
on the following frequency:
(a)
One pump test and recovery test will be performed on one new
well for a development proposing five lots or less;
(b)
One pump test and recovery test will be performed simultaneously
on two different wells for a development proposing six to 20 lots;
(c)
One pump test and recovery test will be performed simultaneously
on three different wells for a development proposing more than 20
lots.
(14)
For nonresidential developments, a twenty-four-hour constant
rate pump test followed by a six-hour recovery test shall be conducted
on the following frequency:
(a)
One pump test and recovery test will be performed on one new
well for a development proposing up to 25,000 gpd total withdrawal;
(b)
One pump test and recovery test will be performed on two different
wells for a development proposing more than 25,000 gpd but less than
100,000 gpd total withdrawal;
(c)
A pump test and recovery test will be performed on three different
wells for a development proposing more than 100,000 gpd.
(15)
During the performance of each pump/recovery test, time-drawdown
measurements (within accuracy of 1/10 foot) shall be taken from the
pumped well and at least one nearby observation well. The time-drawdown
measurements must be taken in both the pumped well and the observation
well at the following frequency:
(a)
For first 15 minutes of the test, one reading every one minute;
(b)
For fifteen-minute-to-sixty-minute test interval, one reading
every five minutes;
(c)
For sixty-minute-to-three-hundred-minute test interval, one
reading every 30 minutes;
(d)
For 300 minutes to termination of pumping phase, one reading
every 60 minutes;
(e)
Repeat frequency for recovery phase of test.
(16)
All observation wells must be located within 200 feet horizontal
distance from the pumped well being tested. The observation well can
be either:
(a)
An existing domestic well, but only if the domestic well is not actively
pumped for the entire duration of tests (pumping and recovery phases)
and its construction details (total depth and cased depth) are compatible
with the new well being tested;
(b)
A new supply well on an adjacent lot if that adjacent well is also
located within 200 feet horizontal distance from the well being tested
and its construction details (total depth and cased depth) are compatible
with the new well being tested; or
(c)
A new well specifically installed as an observation well for test
purposes and scheduled for permanent abandonment following relevant
Township requirements after the testing has been completed.
(17)
The time-drawdown data collected from each pump test should
be used to define the local aquifer characteristics, including transmissivity,
coefficient of storage, and the expected long-term yield of the well(s)
being tested. The expected distance-drawdown relationships and impact
on surrounding water users from the proposed groundwater withdrawal
should also be addressed in the assessment. A groundwater availability
analysis should be included in the assessment to demonstrate that
there are sufficient groundwater resources within the drainage basin
to support both existing uses and the proposed withdrawal. Raw time-drawdown
data should be included in the assessment report.
(18)
Water samples for chemical analyses should be collected from
the pumped wells within one hour of the scheduled end of the pumping
phase of each test. Samples shall be analyzed at a PA DEP-certified
laboratory for pH, total suspended solids, total dissolved solids,
iron, nitrate-nitrogen, and coliform bacteria. A copy of the laboratory
analysis report for each water sample shall be included in the assessment.
A chain of custody for all samples shall be provided with the report.
(19)
All water supply wells to be used for domestic purposes shall
have a minimum yield of 2.0 gpm.
C.
Waiver.
(1)
A request for waiver of a hydrogeologic and groundwater assessment
report can be submitted in writing to the Township. The Township may
grant a waiver when one or more of the following conditions are met:
(a)
When the proposed use is located within 1,000 feet of a site
for which a previous hydrogeologic and groundwater assessment report
has been completed by a professional geologist or engineer with expertise
in hydrology, soils and geology, and licensed in the Commonwealth
of Pennsylvania, given the following conditions:
[1]
The Township approved the previous hydrogeologic and groundwater
assessment report.
[2]
The two sites share the same bedrock type.
[3]
The two sites fall within the same surface watershed.
[4]
The proposed consumptive use amount or rate is supported by
the findings of the previous assessment.
[5]
The previous assessment did not identify conditions within the
watershed that would pose a threat to the quality or quantity of the
groundwater resource in question.
[6]
Subsequent activities at the previous site have identified no
substances (natural or man-made) in the groundwater system that exceeded
the state or federal safe drinking water standards nor hydrologic
conditions that would indicate the proposed site's inability
to withdraw the target amount of water from the underlying formation(s).
(2)
A hydrogeologic and groundwater assessment report will be performed
by a professional geologist or engineer with expertise in hydrology,
soils and geology and licensed in the Commonwealth of Pennsylvania
or another permitting agency (e.g., county, state or river basin)
that requires the collection and interpretation of similar hydrogeologic
information required by the Township.
A.
The applicant shall submit a plan in duplicate concerning the control
of erosion and sedimentation on or nearby a proposed development.
Said plan shall be prepared by a person trained and experienced in
erosion and sedimentation control methods and techniques and shall
be submitted in conjunction with the preliminary plan and/or final
plan for review and recommendations by the local office of the Pennsylvania
Department of Environmental Protection and/or York County Conservation
District.
B.
The plan shall be designed to prevent accelerated erosion and sedimentation
and shall consider all factors which may contribute to erosion and
sedimentation in connection with the land development.
C.
The plan shall also contain any additional information as required
by Chapter 102 of Title 25 of the Pennsylvania Code.
In addition to the plan requirements described in Article IV above and Part 6, Article XII, of Chapter 270, Zoning, the following requirements shall be met when engineering a subdivision or land development plan for a conservation subdivision as defined in §§ 235-33 and 235-34.
A.
A sketch plan may be submitted by the applicant and shall be designed in accordance with § 235-32. Sketch plan submission is strongly encouraged by the Township as a way of helping applicants and officials develop a better understanding of the property and to help establish an overall design approach that respects its special or noteworthy features, while providing for the density permitted under Chapter 270, Zoning.
B.
To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan should include the information listed below. Many of these items can be taken from the existing resources and site analysis plan, a document that must in any case be prepared and submitted no later than the date of the site inspection, which precedes the preliminary plan. (See § 235-31D.) In fact, the diagrammatic sketch plan may be prepared as a simple overlay sheet placed on top of the existing resources and site analysis plan.
(1)
Topographic, physical, and cultural features, including fields, pastures,
meadows, wooded areas, trees with a diameter of 15 inches or more,
hedgerows and other significant vegetation, steep slopes, rock outcrops,
soil types, ponds, ditches, drains, dumps, storage tanks, streams
within 200 feet of the tract, and existing rights-of-way and easements,
and cultural features such as all structures, foundations, walls,
wells, trails, and abandoned roads;
C.
The preliminary plan shall be designed in accordance with § 235-33 and shall consist of the following elements:
(1)
A map showing the location of the proposed subdivision within its
neighborhood context shall be submitted. The features that shall be
shown on site context maps include topography (from USGS maps), stream
valleys, wetland complexes (from maps published by the United States
Fish and Wildlife Service or the USDA Natural Resources Conservation
Service), woodlands over 1/2
acre in area (from aerial photographs), ridgelines, public roads and
trails, utility easements and rights-of-way, public land, and land
protected under conservation easements.
(2)
Existing resources and site analysis plan. For all subdivisions (except those in which all proposed lots are to be 10 or more acres in area), an existing resources and site analysis plan shall be prepared to provide the developer and the Township with a comprehensive analysis of existing conditions, both on the proposed development site and within 500 feet of the site. Conditions beyond the parcel boundaries may be described on the basis of existing published data available from governmental agencies, and from aerial photographs. In addition to the plan requirements in § 235-33, the following information shall be included in this plan:
(a)
A vertical aerial photograph enlarged to a scale not less detailed
than one inch equals 400 feet, with the site boundaries clearly marked.
(b)
Vegetative cover conditions on the property according to general
cover type including cultivated land, permanent grassland, meadow,
pasture, old field, hedgerow, woodland and wetland, trees with a caliper
in excess of 15 inches, the actual canopy line of existing trees and
woodlands. Vegetative types shall be described by plant community,
relative age and condition.
(c)
A viewshed analysis showing the location and extent of views
into the property from public roads and from public parks, public
forests, and state game lands.
(d)
Locations of all historically significant sites or structures
on the tract, including but not limited to cellar holes, stone walls,
earthworks, and graves.
(e)
Locations of trails that have been in public use (pedestrian,
equestrian, bicycle, etc.).
D.
Four-step design process for subdivisions in the Conservation Subdivision Overlay District. All preliminary plans in the Conservation Subdivision Overlay District shall include documentation of a four-step design process in determining the layout of proposed greenway lands, house sites, streets and lot lines, as described below (See also § 235-67B.):
(1)
Step 1: Delineation of Open Space and Greenway Lands.
(b)
Proposed greenway lands shall be designated using the existing resources and site analysis plan as a base map and complying with Part 6 of Chapter 270, Zoning, and §§ 235-67 through 235-70, herein, dealing with resource conservation and greenway delineation standards. The Township's Map of Potential Conservation Lands in the Comprehensive Plan shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%. (The definition of "primary conservation areas" is independent of the "density factors" applied to various categories of constrained lands to calculate adjusted tract area in Part 6 of Chapter 270, Zoning.)
(c)
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed greenway, in consultation with the Planning Commission and in accordance with § 235-68A, Prioritized list of resources to be conserved, and § 235-68B, Other design considerations, herein.
(d)
On the basis of those priorities and practical considerations
given to the tract's configuration, its context in relation to
resources areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
to meet at least the minimum area percentage requirements for greenway
lands and in a manner clearly indicating their boundaries as well
as the types of resources included within them.
(2)
Step 2: Location of House Sites.
(a)
Potential house sites shall be tentatively located, using the
proposed greenway lands as a base map as well as other relevant data
on the existing resources and site analysis plan such as topography
and soils. House sites should generally be located not closer than
100 feet to primary conservation areas and 50 feet to secondary conservation
areas, taking into consideration the potential negative impacts of
residential development on such areas as well as the potential positive
benefits of such locations to provide attractive views and visual
settings for residences.
(3)
Step 3: Location of Infrastructure.
(a)
Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in Article V herein and bearing a logical relationship to topographic conditions. Impacts of the street plan on proposed greenway lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 15%. Street connections shall generally be encouraged to minimize the number of new culs-de-sac to be maintained by the Township and to facilitate access to and from homes in different parts of the tract (and adjoining parcels).
(b)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the existing resources and site
analysis plan and proposed open space and greenway lands as the base
maps. Opportunities to use these facilities as an additional buffer
between the proposed open space and greenway lands and development
areas are encouraged. These facilities should generally be designed
to improve the quality of stormwater runoff and wastewater effluent
with the emphasis placed on achieving maximum groundwater recharge
areas as indicated on the existing resources and site analysis plan.
The design of the facilities should strive to use the natural capacity
and features of the site to facilitate the management of stormwater
and wastewater generated by the development.
(4)
Step 4: Drawing in the Lot Lines.
(a)
Upon completion of the preceding three steps, lot lines are
drawn as required to delineate the boundaries of individual residential
lots.
(b)
Applicants shall be prepared to submit four separate sketch
maps indicating the findings of each step of the design process, if
so requested by the Planning Commission or the Board of Supervisors.
E.
Preliminary resource impact and conservation plan.
(1)
A preliminary resource impact and conservation plan shall be prepared for all major subdivision and land development applications to categorize the impacts of the proposed activities and physical alterations on those resources shown on the existing resources and site analysis plan (as required under § 235-38). All proposed improvements, including but not necessarily limited to grading, fill, streets, buildings, utilities and stormwater detention facilities, as proposed in the other preliminary plan documents, shall be taken into account in preparing the preliminary resource impact and conservation plan, which shall clearly demonstrate that the applicant has minimized site disturbance to the greatest extent practicable.
(2)
Using the existing resources and site analysis plan as a base map,
impact areas shall be mapped according to the following categories:
(a)
Primary impact areas, i.e., areas directly impacted by the proposed
subdivision;
(b)
Secondary impact areas, i.e., areas in proximity to primary areas
which may be impacted; and
(c)
Designated protected areas, either to be included in a proposed greenway
or an equivalent designation such as dedication of a neighborhood
park site.
F.
The preliminary plan shall be designed in accordance with § 235-33.
(1)
The following shall be shown: existing and proposed lot lines, lot
areas, any existing easements and rights-of-way, and the boundaries
of greenway lands.
(2)
Limit-of-disturbance line (must be exact in relation to the retention
of existing trees proposed to be saved).
(3)
Approximate location and dimensions of proposed playgrounds, public
buildings, public areas and parcels of land proposed to be dedicated
or reserved for public use.
G.
Preliminary studies and reports. When required by the Board of Supervisors,
typically in cases involving large subdivision and land development
proposals (with more than 25 lots) or smaller development plans where
the Board believes that potential impacts could be significant, the
preliminary plan submission shall include one or more of the following
studies to assist in determination of the impact of the application
upon municipal services and facilities:
(2)
Community association document.
(a)
A community association document, also known as a "homeowners'
association document" or a "condominium association document," shall
be provided for all subdivision and land development applications
which propose lands or facilities to be used or owned in common by
all the residents of that subdivision or land development and not
deeded to the Township.
(b)
The elements of the community association document shall include,
but shall not necessarily be limited to the following:
[1]
A description of all lands and facilities to be owned by the
community association. This description shall include a map of the
proposal highlighting the precise location of those lands and facilities.
[2]
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
[3]
A declaration of covenants, conditions, and restrictions, giving
perpetual easement to the lands and facilities owned by the community
association. The declaration shall be a legal document which also
provides for automatic association membership for all owners in the
subdivision or land development and shall describe the mechanism by
which owners participate in the association, including voting, elections,
and meetings. Furthermore, it shall give power to the association
to own and maintain the common property and to make and enforce rules.
[4]
Statements prescribing the process by which community association
decisions are reached and setting forth the authority to act.
[5]
Statements requiring each owner within the subdivision or land
development to become a member of the community association.
[6]
Statements setting cross covenants or contractual terms binding
each owner to all other owners for mutual benefit and enforcement.
[7]
Requirements for all owners to provide a pro rata share of the
cost of the operations of the community association.
[8]
A process of collection and enforcement to obtain funds from
owners who fail to comply.
[9]
A process for transition of control of the community association
from the developer to the unit owners.
[10]
Statements describing how the lands and facilities
of the community association will be insured, including limit of liability.
[11]
Provisions for the dissolution of the community
association, in the event the association should become inviable.
H.
Preliminary greenway ownership and management plan. Using the preliminary plan as a base map, the boundaries, acreage and proposed ownership of all proposed greenway areas shall be shown. In addition, the applicant shall also submit a preliminary greenway ownership and management plan detailing the entities responsible for maintaining various elements of the property, and describing management objectives and techniques for each part of the property. Such management plans shall be consistent with the requirements of Part 6 of Chapter 270, Zoning (ownership and management of greenway land and common facilities).
I.
Final resource impact and conservation plan. Final plans shall conform
to the preliminary plan, including any conditions specified by the
Board. A detailed final plan shall consist of and be prepared in accordance
with the following:
(2)
Resource assessment report.
(a)
In addition to the requirements of § 235-33, the applicant shall submit an accompanying resource assessment report divided into the following sections:
[1]
Description of existing resources;
[2]
Impacts of the proposed subdivision on existing resources, correlated
to the areas depicted in the final resource impact and conservation
plan; and
[3]
Measures taken to minimize and control such impacts both during and
following the period of site disturbance and construction.
(b)
The qualifications and experience of the preparer of this report
shall be provided.
K.
Final greenway ownership and management plan. Using the detailed final plan as a base map, the precise boundaries, exact acreage, and proposed ownership of all proposed greenway areas shall be shown. A narrative report shall also be prepared indicating how and by whom such greenway areas will be managed, and demonstrating compliance with Part 6 of Chapter 270, Zoning.
Traffic impact studies shall conform to the following:
A.
To provide the Township Planning Commission and the Township Board
of Supervisors with an opportunity to:
(1)
Identify the existing traffic network and facilities relative to
the project.
(2)
Identify existing traffic/transportation problems.
(3)
Ensure accessibility to the site.
(4)
Determine the effect of the development on the existing transportation
facilities.
(5)
Outline solutions for future traffic/transportation problems, and
proposed facilities including the prescription of improvements to
be provided by or at the expense of the applicant.
B.
A traffic impact study shall be submitted with the preliminary plan
for subdivisions and land developments which meet the following criteria:
(1)
Residential. Involving 20 or more dwelling units.
(2)
Nonresidential. Involving 3,000 vehicle trips per day and 100 vehicle
trips per peak hour direction.
(3)
Other. The Planning Commission or Township Board of Supervisors shall
find that there is reasonable ground to believe that the existing
transportation network may be inadequate to handle the volume or character
of traffic likely to result from the proposed subdivision or land
development.
C.
The study shall be prepared by a professional engineer or professional
traffic operations engineer licensed in the Commonwealth of Pennsylvania.
The study preparer shall have sufficient, documented prior traffic
study experience to qualify him to perform the study and render any
opinions and recommendations set forth therein. The cost to prepare
the study will be borne entirely by the developer. The traffic impact
study shall be certified, by statement and signature, as correct by
the preparer.
D.
A prestudy meeting shall be held between the developer, Township
Zoning Officer, Township Public Works Director and the Township Engineer
to determine the following:
E.
The study shall contain information, analyses and conclusions regarding
the following:
(1)
General site description. The site description shall include:
(a)
The property size, location, and proposed land uses;
(b)
The construction staging and completion date of the proposed
land development;
(c)
The types of dwelling units and number of bedrooms, if the development
is residential; or, the number of employees, shift schedule, and type
of development, if the development is nonresidential;
(d)
A brief description of other existing and proposed land developments
within the study area; and
(e)
The probable socioeconomic characteristics of potential site
uses to the extent that they may affect the transportation needs of
the site (e.g., number of senior citizens, etc.).
(2)
Transportation facilities description.
(a)
Proposed internal transportation system. This description shall
show:
[1]
Proposed vehicular, bicycle and pedestrian circulation;
[2]
All proposed ingress and egress locations; and
[3]
All existing or proposed internal roadways, including the widths
of paved cartways and rights-of-way, parking conditions, traffic channelization
and any other traffic signals or other intersection control devices,
within or near the site of the subdivision or land development.
(b)
External transportation system. The description shall include:
[1]
The entire external roadway system within the study area of
the proposed subdivision or land development;
[2]
The identification and location of all intersections in the
study area;
[3]
All existing and proposed public and private transportation
services and facilities within a one-mile radius of the site;
[4]
All future highway improvements, including proposed construction
and traffic signalization. This information shall be obtained from
the Pennsylvania Department of Transportation and the Township; and
[5]
Any proposed roadway improvements resulting from proposed surrounding
developments.
(c)
Existing traffic conditions. The description shall include:
[1]
Existing traffic conditions for all roadways and intersections
in the study area;
[2]
An estimation of vehicular trips during the average daily traffic,
peak highway hour(s) traffic (typically weekdays from 6:00 a.m. to
9:00 a.m. and 3:00 p.m. to 6:00 p.m.), and peak development-generated
hour(s) traffic; resulting from the proposal;
[3]
Existing traffic volumes for average daily traffic, peak highway
hour(s) traffic, and peak development-generated hour(s) traffic; and
the source of these counts;
[4]
Documentation of manual traffic counts at major intersections,
encompassing the peak highway and development-generated hour(s);
[5]
A volume capacity analysis based upon existing volumes. The
analysis shall be performed during the peak highway hour(s) and the
peak development-generated hour(s) for all roadways and major intersections
in the study area. Levels of service shall be determined for each
location. This analysis will determine the adequacy of the existing
roadway system to serve the current traffic demand. The analysis shall
be conducted utilizing the most current Highway Capacity Manual software.
The Township Engineer must approve (on a case-by-case basis) other
analysis methods to be used;
[6]
An inventory of accidents in the existing road network. The
inventories shall be conducted for both intersections and midblocks
of all roadways within the study area.
(d)
Transportation impact. The description shall include:
[1]
Trip generation rates for existing facilities, based on existing
data and traffic characteristics;
[2]
Trip generation rates for new developments. Such rates shall
be obtained from Trip Generation Rates Tables found in the latest
edition of the Institute of Transportation Engineers Trip Generation
Manual. These development-generated traffic volumes shall be provided
for the inbound and outbound traffic movements as estimated;
[3]
A tabulation of all turning movements in the study area;
[4]
The assignment and distribution of all volumes generated throughout
the study area;
[5]
Crash inventory should be conducted for a five-year period.
Crash clusters should be identified for further analysis;
[6]
Consideration of traffic generated from approved subdivision
and land developments not constructed but within the study area. The
cumulative impact of new and existing uses shall be determined;
[7]
For developments with a completion time greater than one year,
a growth rate calculation (as agreed at the prestudy meeting) for
background traffic is required;
[8]
For areas that have a history of high accident frequency, an
accident rate analysis shall be conducted to compare the rate of accidents
for a roadway relative to the statewide average for corridors of similar
type. The crash analysis, performed for the same time period as the
crash inventory, shall be expressed in the number of accidents per
million vehicles or million vehicle miles;
[10]
For proposed commercial developments, "pass-by"
trips shall be calculated utilizing the ITE Trip Generation Manual;
[11]
Documentation of all assumptions used in the distribution
and assignment phase shall be provided. Traffic volumes shall be assigned
to individual access points;
[12]
Pedestrian volumes and bicycle volumes shall also
be calculated, if applicable. If school crossings are to be used,
pedestrian volumes and bicycle volumes shall be assigned to each crossing.
Any characteristics of the site that will cause particular trip generation
problems shall be noted;
[13]
If warranted by the type or intensity of development,
as determined at the scoping meeting, traffic analysis and pedestrian
circulation assessment shall be completed for the internal traffic
circulation system.
(e)
Conclusions and recommended improvements. The description shall
include:
[1]
Levels of service for all roadways and intersections;
[2]
Recommendations for elimination of the problems causing a level
of service below D for signalized intersections and below E for unsignalized
intersections. The recommended improvements shall include, but not
be limited to, the following elements: internal circulation design,
site access location and design, external roadway and intersection
design and improvements, traffic signal installation and operation,
including signal timing, and transit design improvements. All physical
roadway improvements shall be shown on the preliminary plan;
[3]
Existing and/or future public transportation service;
[4]
Listing of improvements already programmed for either funding
or implementation in the study area on PennDOT's Twelve Year
Transportation Program, the Township's program, etc.;
[5]
The recommended improvement shall operate at a level of service
no worse than existing conditions; and
[6]
Where applicable, demand management and traffic reduction programs
shall be considered.
(3)
Modified study. Whenever a study is required in accordance with § 235-39, or if the Township Board of Supervisors elects to waive some of the above requirements, a study scope shall be established by the Planning Commission or Board of Supervisors. The scope and contents of the study shall be delineated so as to include only those matters it deems appropriate to aid in the identification and solution of the problems envisioned.
A.
In order to provide the Township Board of Supervisors with an opportunity
to more effectively evaluate subdivision and/or land development proposals,
the applicant shall be required to disclose the environmental consequences
or effects of such proposals through the submission of an environmental
impact assessment (EIA) report form.
B.
An EIA report shall be submitted with the preliminary plan for subdivisions
and land developments which meet the following criteria:
(1)
Residential. Involving 20 or more dwelling units.
(2)
Nonresidential. Involving 20,000 or more square feet of impervious
surface.
(3)
Whenever the Planning Commission or Township Board of Supervisors
shall find that there are reasonable grounds to believe that an adverse
environmental impact is likely to result from the proposed subdivision
or land development.
(4)
Sites containing historical structures or significant archeological
resources as identified by the Township, Historic York, Inc., or the
Pennsylvania Historical and Museum Commission.
(5)
Sites containing wildlife or endangered species as designated by
the Pennsylvania Natural Diversity Index (PNDI).
(6)
Sites containing wetlands as delineated by a qualified professional
or the National Wetland Inventory Maps.
C.
The report shall be prepared by a qualified consultant who shall
be mutually agreed upon by the developer and the Township Board of
Supervisors. The report preparers shall have sufficient, documented
prior environmental study experience to qualify them to perform the
report and render any opinions and recommendations set forth therein.
The cost to prepare the report will be borne entirely by the developer.
The EIA report shall be certified, by statement and signature, as
correct by the preparer.
D.
Contents. The environmental impact assessment shall contain information
on the following:
(2)
Wetlands. The plans shall show all wetlands as delineated by a qualified
professional and the National Wetland Inventory Maps. The Township
may require a jurisdictional delineation of these wetlands by the
United States Army Corps of Engineers. Any proposed encroachment into
wetlands shall include a copy of all applicable state and federal
permits. No action by the Township shall be relied upon in lieu of
a permit issued by the appropriate agency.
(3)
Woodlands. All wooded areas shall be clearly shown on the plans.
All proposed alterations to the woodlands shall be shown and the area
(measured in acres) of the alteration shall be shown in the site data.
(4)
Natural habitat. A copy of the letter from the Pennsylvania Natural
Diversity Inventory (PNDI) indicating the presence or absence of threatened,
endangered, or S1 or S2 ranked plant and animal species shall be provided
to the Township. If such species are present within the development
area, the developer is responsible for contacting the appropriate
state agency as indicated on the letter from the PNDI. Copies of all
correspondence shall be provided to the Township.
(5)
Historic sites. When the presence of historic sites is suspected
within the development area by the West Manheim Township Board of
Supervisors, the developer shall contact the Pennsylvania Historical
and Museum Commission. A copy of all correspondence from the PHMC
shall be provided to the Township along with a description of any
architectural and nonstructural site improvements that will be used
to protect the integrity of the historic site.
(6)
Archeological sites. The developer shall contact the Pennsylvania
Historical and Museum Commission to identify any areas of suspected
archeological significance. All areas shall be shown on the plans
and a copy of all correspondence shall be provided to the Township.
